DWELLINGS AND LAND MODELS: Nairobi, Kenya
by
TARA SINGH CHANA
University of Nairobi, Kenya '(1971)
B.A. (Architectural Studies),
M.Arch., University of Nairobi, Kenya (1973)
SUBMITTED IN PARTIAL FULFILLMENT
OF THE REQUIREMENTS FOR THE
DEGREE OF MASTER OF ARCHITECTURE
IN ADVANCE STUDIES
at the
MASSACHUSETTS INSTITUTE OF TECHNOLOGY
May, 1974
Signature of
Author..
...........-
a..............
Department of Architecture, May 10, 1974
Certified by....................................
Thesis Supervisor
Accepted by..............................
Chairman, Departmental Committee on Graduate Students
Rotch
.
us
.
Ec*
SEP 4 1974
DWELLINGS AND LAND MODELS: Nairobi, Kenya
by Tara Singh Chana
Submitted to the Department of Architecture
in partial fulfillment of the requirements for the degree of
Master of Architecture in Advance Studies.
ABSTRACT
This is a study on dwellings and land models for urban dwelling environments in Nairobi,
Kenya.
The study is based upon the survey-evaluations of twenty existing dwellings and land case
studies in Nairobi, Kenya. These survey-evaluations have served as references for
understanding the different dwelling environments in the Nairobi urban context. They have
been used as a tool for the formulation of the dwellings and land models developed in
this study.
This study presents two proposed dwellings and land models, tenements and expandable
row houses, within an urban community on a selected site. The models are described in the
context of the site, the community and the dwellings. The study also includes brief
introductory sections on Nairobi Urban Context, a contextual reference; on Case Studies,
an overview of existing dwellings and land models in Nairobi; on Wanjala, an urban dweller
in tenements; and on the Time/Process Perspective of significant existing models to
illustrate the actual dwellings and land situations in the past, the present and the
future.
A glossary is included to define terms that are used in the text and that are essential
to the presentation and understanding of the subject.
CONTENTS, PREFACE
PREFACE
CONTENTS
This study is a continuation of a study on
"DWELLINGS AND LAND;
CONTENTS
PREFACE
INTRODUCT ION
...............................
..........
(1)
......... ,......... ,....................... (1)
(2)
.. . .......
......... , , ,........,
...,.....
BACKGROUND AND ISSUES.................... (2)
NAIROBI URBAN CONTEXT.. .,...
CASE STUDIES
(4)
.............
.........................................
(10)
TIME/PROCESS PERSPECTIVE................ .(14)
WANJALA, AN URBAN DWELLER IN TENEMENTS ....(16)
DWELLINGS AND LAND
MODELS
... ,
............
SITE CONTEXT,....
...
..
...
...
.........
....
.............,.....
(18)
(20)
(24)
. (28)
COMMUNITY CONTEXT.....,...................
DWELLING CONTEXT.,,,..................
GLOSSARY
ABBREVIATIONS
EQUIVALENTS
BIBLIOGRAPHY
... ._.....,...,...................(42)
,,,......
, , , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..(44)
.. . ., , , , , , , , , , , , , , , . . . . . . . . . . . . . . . . . . . . ..(44)
,........
.
,....
,......................
(44)
Urbanization in Develop-
ing Countries; Case Studies in Nairobi,
Kenya", carried out in the
program: Urban
Settlement Design in Developing Countries, at
the Massachusetts Institute of Technology, in
the School of Architecture and Planning.
Survey-evaluations of twenty existing
dwellings / land situations in Nairobi, Kenya
were made in order to identify and evaluate
the different case studies in relation to
social, economic and physical factors. These
survey-evaluations have served as a tool for
the formulation of the dwellings and land
in the preperation of this study.
The author is also indebted to Reinhard
Goethert for his personal assistance,
participants in the Urban Settlement Design
Program (1972-74) for their comments and to
Sureta Chana for her moral support.
The funding for the study was partially
provided by a grant from the Rotch Fund.
Photographs of the URBAN GROWTH PATTERN have
been reproduced from the Nairobi City Council
Exhibition at the Organization for African
Unity Trade Fair, which was held in Nairobi
in 1972. Photographs of the panoramas of
models in this study.
Similar survey-evaluations have been
extensively used by the Urban Settlement
Design Program for developing urbanization
projects in San Juan, Nairobi and Beirut.
Nairobi are from Praful Patel and the aerial
photographs of Eastlands and Kawangware
(cover photograph) are from the Survey of
The author gratefully acknowledges the
guidance and advice of Professor Horacio
T.S.C.
Urban Settlement Design Program, M.I.T.
Spring 1974.
Cambridge, Massachusetts.
Caminos, whose
experience
has
been
invaluable
Kenya, Ministry of Lands and Settlements,
Republic of Kenya.
(2)
DWELLINGS AND LAND MODELS: NAIROBI, KENYA
INTRODUCTION
The following sections are contained in the
introduction:
BACKGROUNDAND ISSUES: a discussion of the basic
problems of urbanization in Nairobi, Kenya.
NAIROBI URBAN CONTEXT: a brief outline of the
geography, history, economy, administration, income,
groups, settlement pattern, housing and graphs
on climatic data, population growth, population
distribution, income distribution.
BACKGROUND AND ISSUES
will be unemployed and that 0.55 million
families will require shelter within the
Unchecked urban growth in the rapidly
urbanizing parts of the economically underdeveloped countries is creating serious
physical, social, economic and political
pressures on the majority of the population.
next 25 years. There will be more cars as
the number of cars owned in the city is
projected to increase tenfold over the next
25 years if no measures of restraint are
Basic human needs of this population are not
being met with. Nairobi, the capital city
in Kenya, is experiencing such urban growth.
The present population of about 600,000 is
It is
growing at an annual rate of 7.5%.
likely to increase to 3,000,000 (five times)
by the end of the century. It is projected
that 0.25 million potential wage earners
PANORAMICVIEW OF THE CITY CENTERFROM THE UHURU PARK,
NAIROBI: The photographshowsthe growingskylineof
the city with the government/administrative center on
the right and the commercial center in the middle and
the University of Nairobi campus on the extreme left
of the photograph.
adopted.
Economic growth, on the other hand, has
continued largely on the lines set by the
earlier colonial structure, resulting in
a small rich elite, while the majority of
the population remains poor.
It is this poor majority of the population
that needs to be the concern of the decision-
Basic problems need to be identified and understood by politicians, planners,
administrators and other individuals in
power. Urgent changes are need if any seri-
makers.
ous efforts are to be made to meet the needs
of this low income majority. In order to
effectively introduce change, some basic
questions need to be considered at both the
national and local level.
Housing policy in Kenya is one such area.
The present housing policy in Kenya has not
managed to provide for the mass of urban
dwellers: the public housing programs are
beyond the income range of the majority of
INTRODUCTION
the population in Nairobi.
Dwellings and land are two major physical
components of urban settlements. Any recommendations / approaches to the housing problem should focus on these physical components as being major physical constraints.
The physical development of urban settlements
in the Nairobi Metropolitan Area is based
upon the former colonial British model of
the garden city plan. The plan has promoted
the stratification of residential developments on a racial basis. Each of these developments are characterized by their unique
types of dwelling land situations (see
CASE STUDIES). Almost 80% of the city of
Nairobi's residential land has less than 20%
of the city's population, which is mainly the
becomes a burden to the private and the public sector, c) Land speculation increases
high income groups in suburban planned
residential developments. Urban sprawl (a
problem inherited from the western countries)
is rapidly deteriorating the quality of life
with particular impact on the majority of the
the public sector since the overextended
networks increase the cost of installation
population which is poor and has less access
to land and public subsidized housing. It
also has other impacts on the quality of the
settlements:
a) community life is destroyed and social
relations are weakened, b) Transportation
d)
Utilities, services become a burden to
and maintenance. It is essential that
these basic problems of urban sprawl be
understood by decision makers in order to
formulate and implement any effective
policies and guidelines for future urban
settlements. New models should provide
alternatives to the current practices.
issue is critical and urgent.
This
Changes are needed to shift the focus from
(3)
dwellings and land models based upon imported western models to dwellings and land
models based upon local existing models;
and from an individual detached houses to
land and infrastructure.
These changes would only be effective if they
are carried out by all the individuals in
power, particularly by those involved in
decision making processes at both national
and local levels.
(4)
DWELLINGS AND LAND MODELS:
NAIROBI
URBAN
NAIROBI,
KENYA
CONTEXT
The following section contains brief statements of
basic information. The statements are included to
familiarize the reader with Nairobi while at the
same time, focusing on specific aspects.
3.0 million people. Two-thirds of the projected
increase is considered to be due to in-migration
from the rural areas.
Nairobi accounts for 10%
of the urban population and 21% of the employment
force in Kenya.
At present, approximately 75%
of the Nairobi population is under the age of
thirty years, of which 40% are males.
The ethnic
composition of the Nairobi population is 86%
African, 11% Asian, and 3% European in 1969.
The distribution of income and employment among
these three ethnic groups reflect highly the
socio-economic differentiation of the colonial
period, which has continued into post-Independence.
4.00.3
1-5 S
NORTH
3.1001
-A--
2.0110.000
WIND
'I
5. THE NAIROBI CITY AND REGION ARE ADMINISTERED
BY THE NAIROBI CITY COUNCIL UNDERTHE DIRECTION
OF A PUBLICLY ELECTEDMAYOR.
The City Council is divided into various Departments, each under a director, which is responsible for Nairobi's social, economic, political
and physical planning and general administrative
functions.
2m.m
268.301
TEMPERATURE
45C
IJAN
OCT
JJUL
APR
37C
Kenya became independent in 1963, and a republic
in 1964 with a parliamentary type of government.
The strong centralized system includes a president who is popularly elected every 4 years.
The
country has an area of 224,960 square miles with a
population of 11 million (1972).
2.
NAIROBI, THE CAPITAL OF KENYA, IS LOCATED AT A
PROMINENT GRADIENT CHANGEBETWEENTHE ATHI PLAINS
AND THE NGONGHILLS, ON A HIGH PLATEAC5,500 FEET
ABOVE SEA LEVEL AND WITH A RESULTANTTEMPERATE
CLIMATE.
Situated thirty miles south of the equator (latitude 1* 15' south and longitude 36* 45' east),
the days are frequently warm and sunny and the nights
cool, with temperatures varying from 3*C during the
cool season (June, July, August) to 43*C in the hot
season (December, January, February).
The average
annual rainfall is 43ns.
3.
NAIROBI HAS DEVELOPED FROMA SMALL RAILWAY
STATION AND COLONIALADMINISTRATION CENTER TO
BECOMEONE OF EAST AFRICA'S LARGEST CITIES.
The establishment of the headquarters for the
railways and the colonial administration in 1899
brought a corresponding economic and physical growth
and development to the Nairobi area which led to
the exploitation of the country's natural and
physical resources.
Nairobi is the primary center
for social, political and economic activities and
the hub for transportation and communication networks, not only in Kenya, but for all of East
Africa. Over 21% of the labor force in Kenya
is in Nairobi.
The productive resources and the
proximity of services offered in the Nairobi area
have greatly stimulated further industrial
activities and, consequently, the development
of the neighboring towns Thika and Athi River.
4. THE STEADY ECONOMICGROWTHAND PHYSICAL
DEVELOPMENTOF NAIROBI HAS LED TO AN APPROXIMATE
DOUBLINGOF THE POPULATION WITH EACH SUCCEEDING
DECADE.
The present population is approximately 600,000
people, with an annual growth rate of + 7.5%,
compared to a national average of + 3%. The projected population in thirty years will rise to
This sector is predominantly African with the
remaining 25% Asians and Europeans in the middle
to high income sectors. African, Asian and
European per capita incomes stand in a ratio of
1 to 23 to 100; with the annual per capita income
for Nairobi approximately $325.
The incomes do
not reflect the fact that many in the low income
sector own land, livestock and carry on intensive
cultivation in the rural area.
7. THE INITIAL PAT'ERN OF SET"TLEMENT IN NAIROBI
WAS STRICTLY ALONGRACIAL LINES.
The European residential areas were limited approxiimately to the western, northwestern, and northern
parts of the City (known as Upper Nairobi).
The
Asian residential areas extended from Eastleigh
to parts of Westlands, into portions of the city
center and into a southern section of the city.
The African residential areas sprawled eastward
from the railway residential properties close to
the city center into Eastlands and into the
southwest section of the city. Squatters
comprise 25% of the low income sector and make up
20% of the Nairobi population.
8.
SIXTY-FIVE TO SEVENTY-FIVE PERCENT OF THE
POPULATION OF NAIROBI IS OUTSIDE OF THE FORMAL
HOUSING MARKET.
10s
horizontal: dates
vertical: population
Source:Nairobi City Council ( 1972 )
HUMIDITY
10e.
50*.
25'.
0*.
RAIN
400mm
300mm
200mm
100NM
Sm.
SNOW
I
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25% 20
I
I
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I
to
I
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I
a
I I
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I
is
Is
2
21
URBAN POPULATION DISTRIBUTION
23
10
horizontal: percentages
vertical: ages
males: M 303,200 females, F 206,100
Source Kenya Population Census, 1969.
Total Population 509,300
3mm
The initial
housing in Nairobi was constructed by
the government for upper income European administrators and Asian laborers.
Africans were excluded from Nairobi except for government-built single
room row housing for single male workers ( "labor
lines"). At present, the housing increase of 1 2%
per year does not match the population growth of
7.5% per year. Ninety percent of the land is occupied by 14% of the population.
9.
KENYA IS IN AN INCIPIENT STAGE OF RAPID URBANIZATION WHENCOMPAREDTO OTHER LESS DEVELOPED
COUNTRIES.
Nairobi has an influential upper income group
and a small but rising middle class.
The low
income sector, however, is at a take-off point
before a rapid explosion.
At this point in time,
the low income people still
dream of returning
to their rural past.
Housing tenure, investment
patterns, house construction types, all still
indicate the temporary status of the rural
immigrant.
If the pattern of other less developed
countries emerges, the low incose sector in Kenya
will become a permanent exploding mass fed by
both a rapid rural immigration and an exponential
natural growth.
2134
1le
URBAN POPULATION GROWTH
6. SIXTY-FIVE TO SEVENTY-FIVE PERCENT OF THE
NAIROBI POPULATION IS IN THE LOW INCOME SECTOR
EARNING LESS THAN $1,300 PER YEAR.
1.
KENYA, LOCATED ON THE EQUATOR, IS THE SECOND
LARGEST NATION OF THE THREE EAST AFRICAN COUNTRIES:
TANZANIA, KENYA, UGANDA.
17M
15m
21C
or
25m
IM-
~Nu
/ II
ii' I
213
23
I
I
I
is
URBAN ANNUAL INCOME DISTRIBUTION
horizontal: percentages
Source: Approximate.
vertical: dollars
S
NAIROBI URBAN CONTEXT
2330)
1930\
2130(
1730/
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KEY
A
Airport
Nairobi Metropolitan Area
OMAN
_oi
Primary Road
....
+.....
Railroad
Contours
Built-up Area
1930/"
URBAN
TOPOGRAPHY AND CIRCULATION
1730o'
Proposed Site
1:250000
(5)
(6)
DWELLINGS AND LAND MODELS:
NAIROBI, KENYA
I
-
-I
/D'/
%=
\
4b
-m
600o
I...
*
AREAS
RESIDENTIAL
COMERCIAL
INDUSTRIAL
.
UROAN LAND USE PATTERN
1:250000
5
I.
15.
(7)
NAIROBI URBAN CONTEXT
.%
%
04 - No
I(
4b
INCOMES
lb
LOW
**..--MEDIUM
HIGH
@
>q6
URBAN
INCOME PATTERN
1:250000
is
1
(8)
DWELLINGS AND LAND MODELS:
NAIROBI, KENYA
0-4
lp-Vt%
-m
lb
S4h
doI
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Aooo.
5l
*5~*~
~
..~aB%
'11%
DATES
1920
1940
1970
S
URBAN
GROWTH
PATTERN
1:250000
5
to
15.m
NAIROBI URBAN CONTEXT
(9)
NAIROBI, KENYA: (top left)
The construction of the
railway line from Mombasa on the coast to the hinterland in the 1890's. Most of the labour was imported
from India by the former Colonial Government.
(top right) The Nairobi Railway Station became the
nucleus of Nairobi in 1899, with an arbitrary boundary of 1 1/2 mile radius. In 1919 Nairobi became a
municipality with a population of 29,860 inhabitants
and an area of 2,508 hectares. Note the use of
"rickshaws" and handcarts for transportation.
(center left)
One of the major cosmercial streets of
Nairobi in 1930. Automobiles were introduced as a
means of transport. Traffic controls, such as the
policeman, had to be introduced to insure the safety
of the pedestrians.
(center right) Another major commercial street in the
1940's, shows the increasing use of the automobile. In
1947 a Master Plan for a "Colonial Capital in Africa"
was prepared by a team of South African planners, on
the lines of a "Garden City" plan to introduce land
use controls. By 1944 the city had been extended to
an area of 8,216 hectares with a population of 108,900.
(bottom left)
An air view of the city center in 1970.
In 1963 the new independedent administration of the
city expanded the city boundaries to include adequate
land for future residential and commercial use. The
Nairobi Metropolitan Area at present has an area of
68,144 hectares with a population of 600,000 (in 1972}.
(bottom right) An air view of the Mathare Valley, one
of the largest uncontrolled urban settlements in the
eastern part of the city in 1970. Since the independence in 1963, the city has grown at an annual rate of
about 7.5%. Unchecked urban growth and urban sprawl
are some of the problems facing the city today.
(10)
DWELLINGS AND LAND MODELS: NAIROBI, KENYA
CASE STUDIES
This section of the study shows a brief overview
of the changing dwellings and land situations
studied in " DWELLINGS AND LAND: Case Studies in
Nairobi, Kenya." (Caminos, Goethert, Chana) Urban Settlement Design Program, M.I.T.
The full housing spectrum from very low income to
high income situations was studied , but because
this study was for utilization in public housing
the first ten cases focused on the low income
groups. The cases have provided first hand material
with which to identify basic patterns in different
physical, and socio-economic aspects of the
housing process .
PANORAMICVIEw OF EASTLANDSFROM JOGOOROAD, NAIROBI:
The photograph shows the city center in the background.
On either sides of Jogoo Road are the former "labour
lines", like the residential 'developments of
Makongeni and Bahati.
Dwellings and land are the two major physical
components of human settlements. A "dwelling"
has been defined in the general global
designation of a building/shelter in which
people live. A dwelling contains one or more
dwelling units. "Land" has been defined in
terms of land utilization - aqualification
of land around a dwelling in relation to the
user, physical controls, and responsibility
( see GLOSSARY ).
The combinations of different dwelling unit
types and land utilization patterns form
distinct dwellings and land models. Eight
existing models have been evaluated with a
Existing dwellings and land models are the
most valuable source of information of
reference in formulation of urban land
time/process overview of the actual dwellings
and land situations (see TIME/PROCESS
PERSPECTIVE). They have been retraced to the
policies and future models. The existing
models provide a guide to general yet basic
past to identify their originating models in
terms of culture, physical characteristics and
users. They have also been identified in
similar terms at the present. Finally,
they have been projected into the future.
questions of land (for what?) Land
distribution (how to?)
The models also
provide a guide to more specific questions;
How do the models relate to the different
cultures and values? What range of population densities do they permit? To what
CASE STUDIES
income groups are they accessible? How
efficient is the land utilization which they
provide?
By examining and evaluating each model, the
recommendations /comments have been made
whether to promote the model, recommend
changes to eliminate short comings, or whether to discourage the use of the existing
dwellings and land model entirely. Evaluations of these models point out the following:
1. The universal / traditional model of the
tenement court houses permits high population
densities and has efficient land utilization.
It is accessible to low/moderately low
income groups. This model is popularly
accepted but not officially promoted; it
has become a practical solution to housing
demand. The existing model as built can
be easily up-graded in terms of safety,
ventilation, privacy, cooking facilities,
toilets, showers, washing facilities, etc.
2. The universal / traditional model of row
houses / apartments also permits medium and
high high densities. This model can become
a practical solution to the housing demand
if the land layout is redesigned to eliminate wasteful land utilization: service alleys, redundant circulation and unused
open spaces and green areas. The existing
model as built has become a symbol of independence supported by politicians but
only accessible to middle and high income
(11)
groups due to inefficient land subdivision,
instant / complete mode of dwelling development, low densities, and loans / subsidies
only available to the rich, etc. These
survey-evaluations have emphasized the need
to develop models based upon the semi-private communal use of land at two scales.
within a group of rooms (tenement courts)
and within a group of lots (clusters
courts).
(12Y
DWELLINGS AND.LAND MODELS:
CASES
1
STUDIES
DAGORETTI
Rooms: private traditional, 1959
Income group: very low
Density: 36 people/hectare
DAGORETTI is a rural settlement that
is being engulfed by the expansion
of the city. Land is still
plentiful in this area.
6
KARIOBANGI
NAIROBI, KENYA
The following section contains case studies depicting selected dwelling
environments/situations in the Nairobi rban Area at the present time.
2
Shanties: popular temporary, 1970
Income group: very low
Density, 450 people/hectare
KIRINYAGA VILLAGE is a squatter
center. It
settlement in the citg
is a survival situation: plastic
covered shanties-crowded in junk
yards.
7 BAHATI
B I
*
Rooms: public site/services, 1963
Income group: low, moderately low
Density: 532 people/hectare
exhibits had land
utilization. The layout does
not provide private or semiprivate land for the users.
KARIOBANGI
3
KIRINYAGA VILLAGE
-e
no p
r
KARURA
VILLAGE
The ten cases summarized on this page are in the very low and low income
groups; those on the next page are in the middle and high income groups.
4
MATHARE VALLEY
5 KAWANGWARE
Shanties: popular temporary, 1970
Income group: very low
Density: 720 people/hectare
KARURA is a 'temporary resettlement',
3 years old, on the urban periphery.
It is a survival situation: cardboard covered shanties crowded in
a forest.
Rooms: private tenements, 1969
Income group: low
Density: 1600 people/hectare
MATHARE VALLEY does not provide
private or semi-private land for
dwellings; therefore, this layout
is substandard.
Rooms: private tenements, 1964
Income group: low
Density: 552 people/hectare
AWANGkPREdoes not provide private
or semi-private land for dwellings;
therefore, this layout is substandard.
8
9
10 RIVER ROAD
UPPER HILL
EASTLEIGH
000
1 . .%0
Rooms: public subsidized, 1953
Income group: low
Density: 320 people/hectare
BARATI does not provide private
or semi-private land for dwellings; therefore, this layout
is substandard.
-.
Rooms: employer-provided, 1955
Income group: low
Density: 17 people/hectare
UPPER HILL has wasteful land utand demands large areas
ilization
of land. This model is obsolete
proin urban areas, but it still
liferates in automobile dominated
suburbia. (U.S.A., Latin America).
Rooms, private tenements, 1945
Income group: low
Density: 480 people/hectare
EASTLEIGH exhibits very good land
utilization. The dwelling may easily
be up-graded in terms of safety,
ventilation, privacy, cooking
facilities, toilets, showers, washing facilities, etc.
Rooms: private tenements, 1938
Income group: low
Density: 768 people/hectare
RIVER ROAD exhibits very good land
utilization. The dwellings may
easily be up-graded in terms of
safety, ventilation, privacy, cooking facilities, toilets, showers,
washing facilities, etc.
CASE STUDIES
11 QUARRY ROAD
(det.)
12
QUARRY
ROAD
13 KARIOBANGI SOUTH
14 UHURU
- PHASE 4
(13)
15 PUMWANI
Houses: public subsidized, 1945
Income group: middle
Density: 114 people/hectare
QUARRY ROAD has wasteful land utilization
and demands large areas
of land.
This model is obsolete
in urban areas, but it still proliferates in automobile dominated
suburbia (U.S.A., Latin America).
Houses: public subsidized, 1955
Income group: middle
Density: 72 people/hectare
QUARRY ROAD has wasteful land utilization
and demands large areas
of land. This model is obsolete
in urban areas, but it still proliferates in automobile dominated
suburbia (U.S.A., Latin America).
Houses: public subsidized
Income group: middle
Density: 258 people/hectare
KARIOBANGI SOUTH has a very inefficient Garden City layout.
These layouts require redesign to
eliminate wasteful land utilization,
green areas of no use, redundant
circulation, and service alleys.
Houses: public subsidized
Income group: middle
Density: 312 people/hectare
URURU has a very inefficient Garden City layout. These layouts
require redesign to eliminate
wasteful land utilization, green
areas of no use, redundant circulation, and service alleys.
Apartments: public subsidized
Income group: middle
Density: 384 people/hectare
PUMRANI has bad land utilization.
The area should be greatly improved
by using land more efficiently and
by allowing user control and responsibility over semi-public space.
16 WESTLANDS
17 WOODLEY - KIBERA
18 PARKLANDS
19 WOODLEY 1
20 PARKLANDS
Apartments: private rental
Income group: high
Density: 150 people/hectare
WESTLANDShas bad land utilization.
The area should be greatly improved
by using land more efficiently and
by allowing user control and responsibility
over semi-public space.
Houses: public subsidized
Income group: high
Density: 264 people/hectare
ATODLEY-KIBERA has a very ineffiThese
cient Garden City layout.
layouts require redesign to eliminate wasteful land utilization,
green areas of no use, redundant
circulation, and service alleys.
Houses: private rental
Income group: high
Density: 120 people/hectare
PARKIANDS has a very inefficient
Garden City layout. These layouts require redesign to eliminate wasteful land utilization,
green areas of no use, redundant
circulation, and service alleys.
rT1r
rIT- Tf
Houses: private subsidized
Income group: middle and high
Density: 35 people/hectare
I has wasteful land utilization
and demands large areas
of land.
This model is obsolete
in urban areas, but it still proliferates
in automobile dominated
suburbia (U.S.A., Latin America).
MOODLEY
(det.)
Houses: private ownership
Income group: high
Density: 25 people/hectare
PARKLANDS has wasteful land utand demands large areas
ilization
This model is obsolete
of land.
proin urban areas, but it still
in autombile dominated
liferates
suburbia (U.S.A., Latin America).
(14)
DWELLINGS AND LAND MODELS: NAIROBI,
TIME/PROCESS
KENYA
PERSPECTIVE
EXAMPLES
Plan
P= :; IF
:
Section
O1
II
ORIGINAL MODEL
Physical
Characteristics
Population Density
Land/Layout
Users
URBAN COURT/ROW HOUSES
Grouped in compounds,
Clustered in lots, interior courts,
stories in compact configuration.
(Moslem, on coast) VICTORIAN SUBURBAN COTTAGE (HOUSE)
2-3
Users Before
Independence
TOWN/GARDEN CITY ROW HOUSES/APARTMENTS
Isolated in one or more acres of land,
1-2 stories.
Aligned in narrow lots in
cities, 2-4 stories.
MEDIUM/HIGH density.
towns or garden
LOW/MEDIUMdensity.
MEDIUM/HIGH density.
VERY LOWdensity.
Social structure/organization is major
constraint.
Social structure/configuration, people's
activities/movements is major constraint.
Economic use of land is
AFRICAN traditional model used by TRIBAL
groups.
MOSLEM traditional model used by ALL INCOME
groups.
XIX Century ENGLISH model used by UPPER
MIDDLE income groups.
A small scale version
of model (estate) used originally by high
income groups in England.
UNIVERSAL/TRADITIOAL model used originally
by MIDDLE/HIGH income groups.
Model was developed in Africa.
Model was developed in Africa.
Model was imported to Africa in XIX Century
by English.
Model was imported to Africa in XX Century
by English.
uJ
I-
AFRICAN MODEL
IV
III
TRADITIONAL RURAL/VILLAGE HOUSES
1 story.
D
not constraint.
Economic use of land is
a relative constraint.
AFRICAN TRIBAL groups.
AFRICAN, ASIAN, ARAB MIDDLE INCOME groups.
EUROPEANMIDDLE/HIGH income groups.
Did not exist.
Users After
Independence
AFRICAN VERY LOW INCOME groups.
Three situations are recognized in Nairobi: 1) Engulfed in urban periphery: land is not
scarce yet. 2) Squatting in city center:
plastic shanties crowded in junk yards.
3) "Temporary resettlements" (3 years old)
on urban periphery: cardboard shanties
crowded in forest.
AFRICAN, ASIAN, ARAB LOW/MIDDLE INCOME
groups.
Found in the East African Coast in
old city sections (Mombasa, etc.).
Predominately EUROPEAN, ASIAN MIDDLE/HIGH
income groups (few Africans).
Became a
symbol of SUPREMACYsupported by African
political leaders.
Predominately ASIAN, AFRICAN MIDDLE/HIGH
income groups.
Became a symbol of SUPREMACY
supported by African political leaders.
Case Studies
1. DAGORETTI (example above);
VILLAGE; 3.
Mo cases in Nairobi.
from other source)
8. UPPER HILL; 11. QUARRYROAD (detached);
12. QUARRYROAD; 19. WODLEY I;
20. PARELANDS (detached) (example above).
13. XARIOBAlGI SOUTH; 14. UERU-PHRSE 4;
17. WOODLEY-KIHERA (example above);
18. PARELANDS.
K)SLEM
CULTURE.
Permits MEDIUM/HIGH population.
Accessible from LOW to MIDDLE income groups.
VERY GOOD land utilization.
WESTERN culture.
Permits LOW population densities.
Accessible to MIDDLE/HIGH income groups.
WASTEFUL land utilization in urban areas,
demands large areas of land (See case
studies 8,11,12,19,20).
Model provides GOODland utilization,
maximization of private responsibility,
minimization of lines of utilities
and
services, public responsibility.
Model is becoming OBSOLETE in urban areas,
but still proliferates in autmbile dominated suburbia (U.S.A., Latin America).
UNIVERSAL.
Permits MEDIUM/HIGHpopulation densities.
Accessible to MIDDLE/HIGH income groups.
Town Row House layouts are EFFICIENT (no
cases found; - Garden City layouts are not
(See case studies 13,14,17,18).
Garden City layouts require REDESIGN to eliminate
land utilization, green areas
of not use, redundant circulation and
service alleys, etc.
LLI
EARURA.
LAND ISSUES
2.
KIRINYAGA
AFRICAN culture.
Permits MEDIUM/HIGH population density.
Accessible to VERY LOW/LOW income groups.
VERY GOODland utilization (See case
studies 2,3).
Comments
EARURA
axhiit
KIRINYAGa and
VILLAGES are survival
situations that
GOOD land utilization, ssximization of small group/private
responsibility. Model has potential for
economic provision of cmmual utilities
and
services.
(example above
wasteful
TIME/PROCESS
(15)
PERSPECTIVE
EXAMPLES
-F
L
~
Plan
yL
Section
VI
'ILABOR
V
INDUSTRIAL ROW HOUSES
CAMP' ROW/GROUPHOUSES
VII
VIII
TENEMENT COURT HOUSES
WALK-UP APARTMENTS
ORIGINAL MODEL
Aligned in narrow lots, 1-2 stories.
Uniformly distributed groups in common
land of camp, 1 story.
Aligned in lots, rooms around central
courtyard, 1-4 stories.
Varied group configurations in commonly
shared public/semi-public land, 3-4 stories.
HIGH density.
MEDIUM/HIGH density.
HIGH density.
MEDIUMVHIGHdensity.
Economic use of land is major constraint.
Layout which provides minimum collective utilities,
services, and facilitates supervision is major constraint.
Economic use of land is major constraint.
Higher densities, not economic
is major constraint.
XIX Century European Model used by LOW INCOME
A small scale version of
industrial labor.
universal, traditional models (See IV TOWN
HOUSES) used originally by upper/middle
income groups.
XIX Century Colonial Model used by LOW
income African labor. Camp layout is
European Creation (military) for colonies.
Dwelling unit is generally a
local type, i.e.,
Swahili house.
UNIVERSAL/TRADITIONAL model used originally
by ALL INCOME GROUPS as dwelling unit or as
.tenement.
EUROPEAN, U.S.A., XIX Century model used
originally by LOW/MIDDLE income groups,
often as Public Housing.
Model was imported to Africa in XIX Century
by English, as a degraded model-'labor lines'
(Dwelling became only one room).
Model was developed in Africa by English.
Model was imported to Africa in the XIX Century by Asians as an extended family dwelling
unit.
Model was imported to Africa in
tury by Europeans.
AFRICAN LOW INCOME groups.
AFRICAN LOW IN:OME groups.
ASIAN MIDDLE income groups.
Did not exist.
Became a symbol
AFRICAN LOW INCOME groups.
of colonialism rejected by African
political leaders.
AFRICAN LOW INCGmE groups.
Became a symbol
of colonialism rejected by African
political leaders.
Predominately AFRICAN LOW income groups.
Became a practical solution to housing demand as a tenement. Popularly accepted
but not officially promoted.
AFRICAN, ASIAN MIDDLE/HIGH income groups.
Developed by public sector (See case study
15) and private sector (See case study 16).
ROW
Physical
Characteristics
PopulationDensity
use of land,
the XX Cen-
Land/Layout
Users
AFRICAN MODEL
Users Before
Independence
Users After
Independence
ILLJ
cot
LLJ
6.
4. MATHRE VALLEY; 5. EA10ENAWRE
7. UAHKTI (example above).
EARIOBANGI
9. EASTLEIGH (example above);
10. RIVER ROAD
(example above).
15.
PUMWANI; 16.
WESTLANBS.
Case Studies
--
WESTERN culture.
Permits MEDIUM/HIGH population densities.
Accessible to LOW income groups.
Model does not provide private or semiprivate land for dwellings (See case studies
4,5,7).
Model is SUBSTANDANDfor above reason.
Land Utilization, pages 19-25)
(See
culture.
WESTERN COLOWNIAL
Permits MEDIUN/HIGH population densities.
Accessible to MODERATELY LOW income groups.
Modle does not provide private or semiprivate land for dwellings (See case study
6).
UNIVERSAL.
Permits HIGH population densities.
Accessibile to LOW/MODERATELYLOW income
groups; VERY GOOD land utilization (See case
-studies 9,10).
WESTERNculture.
Permits HEDIUM/HIGH population densities.
Accessible to MIDDLE/HIGH income groups.
BAD land utilization (See case studies
15,16)
Model is SUBSTANDARDfor above reason.
Land Utilization, pages 19-25).
Models as built can be ESILY UP-GRADED in
terms of safety, ventilation, privacy,
cooking facilities, toilets, showers,
washing facilities,
etc.
Model SIKOLD BE GREATLY IMPROVED to use
land more efficiently, to allow user control
and responsibility over semi-public space,
to determine optimum population ranges. The
model, as Public Housing, becomes unlivable
when certain population ranges are exceeded.
(See
LAND ISSUES
Comments
Lii
13-
(16)
DWELLINGS AND LAND MODELS: NAI1j)BI, KENYA
WAMJALA, AN URBAN
.WLL
IN
Tenements, old and new, provide dwellings for about
35-40% of Nairobi's total population primarily in
developed
the low income sector. These tenements first
during the 1910's as extended family dwellings and
are at present occupied by African low income groups.
Even after independence in 1963, the tenements have
become a practical solution to the housing demand.
They are privately accepted , however, they are not
publicly promted. Private tenements have been developed in Kawangware and Mathare Valley after independence
( see CASE STUDIES ). The universal/traditional model
of tenements was originally used by all income groups
as a dwelling unit or as single room tenements with
shared facilities. This model of dwelling/land
situation is basically a configuration of rooms around
a central courtyard and is aligned in narrow lots.
The tenements permit high residential population
densities of 300-600 persons per hectare and are
accessible to low/mderately low income groups. Land
utilization evaluations have shown that the model
permits a very good land utilization allowing about
28% of land for streets, walkways and 72% of land for
(See "DWELLINGSAND LAND"-Caminos,
dwellings/lots.
Goethert, Chana).
Wanjala is a typical urban dweller in one of
the private tenements in Eastleigh, Nairobi,
and represents a typical rural immigrant,
Wanjala made his first visit to the city of
who has been living in traditional rural
huts. The following notes are about the
life of Wanjala. These notes are taken
from open-ended interviews / converations
with Wanjala carried out with him during
different from my experience at home; the
people put on smart clothes; cinemas and
field surveys in Nairobi in 1971 and 1972.
WANJALA'S RURAL BACKGROUND:
Wanjala, who is around 35 years old, was
born on September 1939 in a village in
Bukoma Sub-location, 40 miles north of
Busia, a town about 200 miles from Nairobi
in the Western Province of Kenya. His
father is a fisherman, earning his living
by fishing on Lake Victoria and by looking
after cattle herds of other villagers. His
monthly income varies from $15 to $90,
depending upon the season, the highest
catches coming during the months of MarchMay.
Wanjala has two brothers and one sister. His
elder brother is married with two sons and
a daughter. He is also a fisherman and lives
in traditional rural huts in the village like
Nairobi.
"I found out that the place was extremely
bars were definitely more decent than the
ones at home; so I happened to fall in love
with town life. I asked my cousin whether
he could help me to get a place in a Nairobi
school."
With these impressions in mind he went back
to his job in Busia and resigned when he got
a teaching job at St. Peter Clavers Primary
School in Nairobi. He migrated to Nairobi
in early 1964. He taught for about 1 1/2
years and resigned from teaching to take up
a job as a freight clerk with the Kenya
Maize and Produce Board, a semi-public organization. He has been working with this
organization for the past 9 years. He also
took courses in elementary book-keeping and
was promoted to the position of a clerk.
WANJALA / HIS URBAN FAMILY STRUCTURE:
After having migrated to the city, Wanjala
has still maintained rural ties.
the rest of the family. Wanjala's younger
brother left the village after leaving school
due to continuous illness. He is presently
living in Nairobi and is looking for a job.
Wanjala's sister is married and also lives
in the village. Except for Wanjala and his
younger brother, no one in his family had
any formal education.
"I regretted [coming to Nairobi] because
when my family was growing and the cost of
living was rising I found things very tough..
... if I save enough money I would rush home
Wanjala went to a primary school for 7 years
in a nearby village and could not go onto
a secondary school due to poor grades. He
spend another year to improve his grades
and was offered admission to a teacher
training college in 1957. After one year of
Wanjala was single when he migrated to the
city in 1964. He first lived in Ziwani in
study he dropped out due to poor grades but
later joined another teacher training college
in the neighbouring Bukoma District, after
having taught in the village primary school
for one year. He graduated from this college
in 1959 and got his first appointment as a
teacher at Mudembe Primary School, near the
village. In 1962 he was appointed headmaster of Bukoma Primary School in Busia.
Having worked for 4 years in the rural areas
Wanjala decided to visit his cousin in
Nairobi and investigate possibilities for a
teaching job.
WANJALA / MIGRATION TO THE CITY:
In 1963, just before Independence of Kenya,
[to his village] immediately and put up a
permanent house on my land, because even if
I had a house here in Nairobi I would still
be going home."
a public subsidized dwelling in Eastlands,
which is a predominantly African residential
area, 1.5 km from the city center.
"The first house I got it right on the day
I got my employment; the parish priest of
the school I was teaching in gave it to me."
Wanjala was single and paid a rent of $1.5
per month for a single room unit with shared
facilities. The rent was about 3% of his
monthly income of $50. After 10 months of
his stay in Ziwani he got married and 2
months later moved to a similar residential
area in Jericho, 5 km from the city center.
His first child was born during their stay
in Jericho. The family now shared the 2-room
dwelling unit with his younger brother and
brother-in-law. Here he paid a rent of $3
per month, which was about 6% of his monthly
income of $50.
When he left his teaching job to join the
Kenya Maize and Produce Board, it became
difficult for him to get a dwelling. He
looked for housing and a friend took him to
Eastleigh in search of a room in one of the
tenements, but did not succeed.
"Of course, again a friend who was a relative gave me accomodations at his place
[in the city center]. Then I began to face
the hardship of obtaining a house; my friend
made contact with landlords, but did not
succeed in finding me a room. Fortunately,
my office-mate had got some workmans compensation with which he had bought a house
[a tenement] in Eastleigh, in which he had
a room for me to live in."
After having temporarily shared one room with
his friend in the city center he moved to
his present dwelling in the Eastleigh private
tenements, 4 km from the city center.
His
family has now grown to three children, his
elder brother's son, and one of his cousins.
They all share a single room with a kitchen,
and communal / shared wc and shower. He
pays a rent of about $24 per month, which
is about 17% of his monthly income of $142.
WANJALA / HIS FUTURE PROJECTIONS.
His attitude towards land ownership in the
future is two-folded.
"I am thinking of building a home there [in
his village].
I would build it on my own
small piece of land I have there [0.3 hecAnother ambition
tare] in my location .....
is to get a house in Nairobi. I would not
necessarily live in it, I would sublet it.
I have seen very many being bought and
turned into bars and doing very good business [old tenements as boarding and lodging
If I could get a house on
restaurants].
tenant purchase it means you keep on staying
in the house until it is yours."
As regards financial support to own a house
in the city he commented:
"I would be prepared to spend up to 25%,
of my income on rent for a tenant purchase
house. In fact to get a loan is difficult;
you have to show some form of security; a
house or business, not your income."
As regards his children, he plans to send
them to primary schools, without first
attending nursery schools:
"I find it [a nursery school] a mere waste
of time."
He further anticipates that
his children will get university education
and his daughter will go to the rural areas
to teach in their village.
WANJALA, AN URBAN DWELLER IN TENEMENTS
WANJALA: (top left) Wanjala, on the left, is infront
of his first dwelling in Ziwani, a public housing
estate in Eastlands. Based upon the "Garden City" type
of layout, the open spaces around the rows of single
room dwelling units are used for various activities.
State House Road; the detached house
(center left)
where Wanjala stayed with his friend after leaving his
teaching job in 1965.
One of the old tenements being used as
(bottom left)
a liquor store near Wanjala's present house in Eastleigh. The Kenya Bus Service serves the area. Note the
different modes of transportation.
(top right) Eastleigh tenements on the Seventh Street,
where Wanjala presently lives. Eastleigh has adequate
utilities
and services.
(bottom right) The layout of the tenements is the
universal/traditional type with rooms around a courtyard that is used for different activities. Kitchens,
showers, toilets and washing areas are located at the
rear of the court and used communally.
(18)
DWELLINGS AND LAND MODELS: NAIROBI, KENYA
DWELLINGS AND LAND MODELS
The following section outlines alternative guidelines
for the development of urban settlements in Nairobi,
Kenya. They are intended as a reference source for
design determinants for those involved in the
development of dwellings and land
for the very
low, low, and moderately low inome groups in the
rapidly urbanizing areas of developing countries.
The models are presented in the same comparative
format used in the survey-evaluations of existing
urban dwelling environments, developed at the Urban
Settlement Design Program, N.I.T.
They are described in the following sections:
1. SITE CONTEXT.
2. COHMUNITY CONTEXT.
3. DMELLINGS CONTEXT.
models
PLANNING POLICIES AND GOALS:
LAND TENURE:
The policies/goals proposed provide a framework / set of alternative guidelines for
approaching the basic problems related to
the community. (See GLOSSARY for definitions
Tenure options with emphasis on the following land tenure types, to be offered:
- condominium lease: lots for row houses.
- rental: lots for tenements.
of the terms used in this section).
DWELLING UNIT TENURE:
LAND USE:
RESIDENTIAL COMMUNITY.
Land use to be defined in the following
terms:
- Primary: residential.
-
Secondary: commercial, including main
commerical zone, markets and light industries.
- Supporting: Community facilities, including
schools, parks, clinics, fire and police
stations.
TARGET INCOME GROUPS: LOW INCOME GROUPS.
The target low income groups of the community reached:
- Very low: less than $325/year, 30% of the
population.
- Low: $325/year, 30% of the population.
- Moderately low: $1,300/year, 40% of the
population.
PANDRAMICVIEW OF THE PROPOSED SITE FROM OUTER RING
ROAD, NAIROBI: The photograph shows the generally flat
undeveloped site. The existing residential developments of Harambee and Uhuru Estates are on the left,
the Ngong Hills and the city center are in the
background in the center of the photograph. The
Eastleigh Air Force Airport buildings are on the
extremeright.
CONDOMINIUM LEASE, RENTAL.
LEASE,
RENTAL.
Tenure options with emphasis on the
following dwelling unit tenure types to
be offered:
- lease: row houses.
- Rental: rooms in tenements and row houses.
INTENSITIES OF LAND USE: MEDIUM DENSITY.
Densities to be planned within the following
ranges:
- 300 persons per hectare: predominately 1-2
story structures room occupancy 4 m2 per
person.
- 60a persons per hectare: expansion to 2-4
stories; with higher occupancy.
CIRCULATION:
Different
PREDOMINATLY
PEDESTRIAN.
modes of use for streets
to be
planned for the following:
- Pedestrian dominant
- Pedestrian (dominant) and vehicles
- Vehicles and Pedestrians
- Vehicles (dominant) and Pedestrians
- Vehicles
Circulation networks to be developed in
relation to the site: interior and exterior
networks; control, responsibility and maintenance, public and semi-private areas
served- paths, walkways, clusters, local
streets, secondary streets, highways, etc..
DWELLINGS AND LAND MODELS
UTILITIES, SERVICES; CONNECTION TO EXISTING
NETWORKS
All utility systems to be interconnected
into the existing / planned urban networks:
- Sewerage, Storm drainage
- Water Supply
- Electricity, Street lighting, Telephone
- Refuse collection
- Public transportation
- Paved roads, walkways.
COMMUNITY FACILITIES: LINKED WITH EXISTING
Community facilities to be proposed in
relation to the existing facilities in the
surrounding residential developments:
- Police protection
- Fire protection
-
Health
- Schools, playgrounds
- Recreation, parks and open spaces
- Markets and light industries.
DEVELOPMENT MODES: INCREMENTAL AND / OR
INSTANT.
Two modes to be considered: depending on
project size:
- Incremental: construction of dwellings,
secondary infrastructure, community facilities.
- Instant: Primary infrastructure networks
including water supply, sewers, electricity,
streets, street lighting.
IMPLEMENTATION: PROGRESSIVE DEVELOPMENTS.
The implementation to be staged in phases
consisting of the following cycle till full
development:
- Planning / design
- Construction, allocation of lots
- Habitation
- Evaluation
- Revision of policies as needed.
Time periods for the development to be:
- Initial project development: development
of primary infrastructure and land subdivision (1-2 years).
- Progressive project development: development of dwellings, secondary infrastructure,
community facilities.
(19)
FINANCING GROUPS: PUBLIC, PRIVATE AND PUBLIC
SUBSIDIZED
Depending upon the size of the project and
the prototypical nature the following sources
for funding to be recommended:
- Public; for land and infrastructure development.
- Private and Public Subsidized: for dwelling
development with subsidies from the public
sector.
MANAGEMENT: PUBLIC, SEMI-PUBLIC, PRIVATE,
SEMI-PRIVATE
The management / operations of the development is to defined in terms of responsibility,
maintenance and controls by:
- Public: Planning /
design, primary infrastructure, networks, streets, land subdivision
and allocation of lots (Local government)
- Semi-public: Community facilities (Local
government and community organizations)
- Private - Semi-private: Dwellings and
clusters (Co-operatives and individuals).
(20)
DWELLINGS AND LAND MODELS: NAIROBI,
KENYA
SITE CONTEXT
For the purposes of this study the following
guidelines have been used for the selection/evaluation
of the site.
(The structure for the guidelines has
been developed at the Urban Settlement Design Program,
M.I.T.).
LOCATION
- Location: Eastlands, Nairobi Metroplitan
Area. Approximately 6 km east of the city
center, adjacent to the existing residential
developments of Eastlands on the west of the
site, the Nairobi Industrial Park on the
south and private agricultural land on the
east.
- Approaches/ Access: Jogoo Road on the
south, Outer Ring Road on the east, Rabai
Road on the west, Future Komo - Rock by-pass
highway in the north.
- Transportation: Bus-route along Rabai Road
connected to the existing network serving
the city center and the Industrial Park to
the south. The site is within walking and /
or bicycling distances to the surrounding
places of employment and community facilities.
AREA
- Size: Approximately 250 Hectares (excluding
existing residential developments).
- Shape: Defined by man-made barriers/ boundaries on all the sides; railway line to the
south and east of the site, which passes
through the site connecting Nairobi to other
towns in the north and the south of the
city.
N.
N
1
AIR PHOTOGRAPH
1:20000
Kn
SITE CONTEXT
OUTERRINGOMAD
(21)
TOPOGRAPHY
ESTATE
- Slopes: Mostly flat and devoid of any
natural physical features, other than the
Nairobi River in the north of the site.
- Soil: Uniform layer of about lm of "black
cotton" (a mixture of fine-grained soils
and clays) over a subsoil and weathered lava
strata to 7m depth. Suitable only for 1-2
story light frame structures. Drainage
characteristics are poor; volume changes
due to moisture variation.
- Climate: Within ranges of human comfort
and suitable for outdoor activities throughout the year. (See NAIROBI URBAN CONTEXT);
not a major constraint on the dwelling and
environment design.
- Pollution: The polluted Nairobi River on
the north of the site is subjected to odour
nuisances from the Sewerage Works at
Kariobangi, depending on the direction of
the prevailing winds.
jamm
Airport disturbances from the Air Force
Airport at Eastleigh on the north-west of
the site create a degree of noise nuisance.
The railway running parallel to Outer Ring
Road will continue to create noise and vibration nuisances with the intensity of use
..
unless control measures are adopted.
The Industrial Park on the south will continue to create smoke, fumes, dust and other
nuisances with greater development and lesser
0V
PROPOSED SITE
pollution controls.
- Existing Structures, Easements, Rights of
way:
A social center near the junction of Rabai
Road and Jogoo Road.
An approximately 20m setback for right of
way for the railway along the Outer Ring
Road.
LAND TENURE / LAND COSTS
Land tenure: Public ownership; except for
a 84m strip of land between Outer Ring
Road Estate and Outer Ring Road.
- Land Costs: Values range from $0.7/m2 for
the undeveloped land to $3.5/m2 for the
developed land. (Year of source: 1972).
-
INDUSTRIAL PARK
N
IR
m
mnnrrT
1:200
1:20000
T
(22)
DWELLINGS AND LAND MODELS: NAIROBI, KENYA
LAND USE
- Residential: Existing residential developments of the Outer Ring Road Estate and of
the Uhuru and Harambee Estates along the
northern boundary of the site. The Bahati,
Kimathi, Ofafa, Jericho, Lumbumba and Makadara Estates to the west of Rabai Road.
All these estates have public subsidised
dwelling units, mainly industrial row houses/
apartments with limited private and no semiprivate land for the dwellings (See CASE
STUDIES- Examples BAHATI AND UHURU
PHASE 4).
- Commercial: Existing commercial facilities
are limited to small shopping centers scattered at few points in the residential areas.
Most of the users in the locality are employed in the city center and the Industrial
Park of the city, resulting in daily commuting to places of employment and high intensity of use along Jogoo Road. Informal /....
local markets have developed along Jogoo
Road to meet local needs.
- Industrial: Existing Industrial Park on the
south of the site provides a source of
employment.
- Community Facilities: Most of the existing
residential developments have primary schools,
playgrounds, social services including community centers, churches, clinics.
AREAS
RESIDENTIAL
COMMERCIAL
INDUSTRIAL
OPEN SPACES
....
KEY
Pk Parking
P
Police
F
Fire Department
*
Ch
School
Church
R
L
Recreation
U
Library
University
K
Health
PO
Post Office
=
3
C
Social Services
Market
Cemetery
s
us
IKE
-
EXISTING
LAND UBE PA&"TERW
1:20000
SITE CONTEXT
(23)
SCIRCULATION
Vehicular: The internal network of vehicular streets in the surrounding residential
developments is connected to Jogoo Road,
-
18
0
0
which is a central street leading to the
city center and is also connected to Outer
Ring Road.
Pedestrian: Pedestrian and bicycle circulation dominates and is along the local streets
within the residential developments and also
along Jogoo Road.
-Bus routes: A bus route serving the residential developments is connected to the
*
existing urban networks through Jogoo Road
and through Outer Ring Road. Bus services
are limited with over-crowded buses.
.
'Matatu' popular taxis run services to meet
the local needs.
UTILITIES
-Watersupply: Existing /planned networks
to provide an adequate water supply; re-
*
*
*
sponsibility / control of the public sector
(Nairobi City Council).
-Severage:
Existing / planned networks to
provide an adequate severage and storm
.
*
*
drainage: responsibility / control of the
*
PROPSED
PROPSED ITE
*
sector (Nairobi City Council.)
Electricity and Street Lighting: Existing!
ITEpublic
planned networks to provide adequate street
*
lighting. Main power lines and distribution
lines for individual lots to be provided;
0 06
*
responsibility / control of the semi-public
agencies (Nairobi City Coucil, and E.A. Power
and Lighting).
-Gas: Available as a private service for
*
individual users.
-Telephone: Existing / planned networks
to provide adequate installation of telephones; responsibility of the semi-public
agencies (E.A. Posts and Telecommunications
and E.A. Power and Lighting).
-Refuse collection: Existing / services are
limited, planned services to provide an efV
%
N
.
ficient service; responsibility of the public
sector, (Nairobi City Council)
-Public Transportation: Existing / planned
services to provide an adequate bus service;
responsibility / control of semi-public
agencies (Nairobi City Council and Kenya
Bus Services).
.KEY
VEHICULAR
EXISTING CIRCULATION PATTERN
1:.2M00
**-******
PEDESTRIAN
(24)
DWELLINGS AND LAND MODELS:
NAIROBI,
KENYA
COMMUNITY CONTEXT
For the puposes of this study the following guidelines
have been used for the development of the community.
(The structure of these guidelines has been developed
at the Urban Settlement Design Program, N.I.T.).
Alternative developments were studied using these
guidelines. One alternative is presented under these
sections:
1. LAND USE PLAN.
2. CIRCULATION PLAN.
3. DEVELOPMENTPLAN.
4. BLOCK PLAN.
Each of theme sections is outlined under the following
topics:
Assumptions
Consequences
Design Considerations.
LAND USE PLAN
The site has a geographic identity and therefore has been planned as a whole.
ASSUMPTIONS:
- That the primary use of the site is for a residential community with supporting commercial and community services.
- That the predominant commercial growth will develop
along major circulation networks and on land with
higher land costs.
- That the community facilities will be located
within walking and / or bicycling distances of the
residential areas served and on land with the lower
land costs.
CONSEQUENCES:
- Greater percentage of land to be used for residential purposes.
- Smaller percentage of land to be used for commercial purposes. Tenements along the major circulation
networks.
- Percentage of land to be used for community facilities depending upon the residential population served.
- Land values to be highest along Rabai Road; main
commercial growth to develop along Rabai Road and
the transverse connectors within the residential
areas.
- Circulation lengths to determine the efficiency of
the layout and the economic viability of the development (land development costs, maintenance costs, etc.)
- Circulation in the clusters to increase the efficiency of the layout and to decrease the burden on the
public sector.
DESIGN CONSIDERATIONS:
- Location of markets and reserved land along Rabai
Road, where land values are anticipated to be highest.
- Minimization of circulation lengths within certain
limits to maximize land for residential purposes.
- Circulation modes are considered as follows:
1. PEDESTRIAN ONLY: exclusive use by pedestrians.
Example: walkways.
2. PEDESTRIANS AND VEHICLES MIXED: pedestrians dominate over vehicles; control of traffic frequency, character, and speed are mainly established by the street
layout and use.
Example: local streets, and in clusters.
3. VEHICLES AND PEDESTRIANS MIXED: pedestrians dominate but do not control circulation; controls are established for the protection of pedestrians; crosswalks,
traffic lights, rails, etc.
Example: main commercial street, transverse connectors.
4. VEHICLES ONLY: exclusive use by vehicles relatively
high speed, with large volume of traffic flow.
Example: Jogoo Road, Outer Ring Road.
DEVELOPMENT PLAN
The site has been developed in terms of
stages, time, population to be settled.
(Detail social, economic, and physical
studies, which are beyond the scope of this
DESIGN CONSIDERATIONS:
%
- Land for development:
Ha
PRIVATE & SEMI-PRIVATE
150
60
(Residential, Commercial)
PUBLIC
40
16
(Circulation, Reserved land)
SEMI-PUBLIC
60
24
------(Schools, Playgrounds, etc.)
TOTAL
250
100
- POPULATION & DWELLING ROOMUNITS:
52,000 to 75,000 people at saturation.
15,000 to 21,000 units at saturation.
- SEMI-PUBLIC FACILITIES: located along the periphery
of the site.
- MARKETS / RESERVED LAND: located along Rabai Road
as a focus in the community.
- SCHOOLS / PLAYGROUNDS: located along the Outer Ring
Road and Jogoo Road, providing a buffer zone from the
railway.
- RESIDENTIAL AREAS: located between the above
described areas and within walking and / or bicycling
distances of schools, playgrounds, markets and other
community facilities.
CIRCULATION
- That the internal circulation network will define
the lines of distribution / collection of the utilities and services and that this network is under
public responsibility and control.
CONSEQUENCES:
PLAN
The site has been developed around a primary ordering framework provided by the
circulation network.
study, would be additionally required to
propose the final development plan).
ASSUMPTIONS:
- That the initial development will have supporting
public and semi-public servicess and facilities,
which aim to link the proposed with the existing
services and facilities.
- That the direction of growth may be anticipated
and that the growth will be incremental.
CONSEQUENCES:
- Location of the initial development to be closest
to the existing residential developments of the Outer
Ring Road, Uhuru, and Harambee Estates.
- The incremental growth anticipated from the north
towards the south of the site.
DESIGN CONSIDERATIONS:
- INITIAL DEVELOPMENT:along Rabai Road, which permits
easiest / direct access from Outer Ring Road (north)
and from Jogoo Road (south); convenient pedestrian
access to existing / planned public transportation;
a natuaral progressive accretion of the different land
uses, circulation and infra-structure; at any stage
the consistency between land use / densities / commercial potential and intensity of circulation / activities is maintained.
- SUBSEQUENTDEVELOPMENT:along the main commercial
street as a function of demand and growth is shown on
the plan.
ASSUMPTIONS:
- That the most direct / immediate access is from
Rabai Road and that it provides a link with the
surrounding existing residential developments.
PROPOSED LAND USE PLAN
1:20000
COMMUNITY CONTEXT
PROPOSED CIRCULATION
PLAN
PROPOSED
INITIAL
DEVEIOPMENT
(25)
(26)
DWELLINGS AND LAND MODELS:
NAIROBI, KENYA
BLOCK PLAN
This section concentrates on land subdivision
and land utilization of block, lots and lot
clusters.
ASSUMPTIONS:
- That a block is a primary residential parcel of
land bounded and served by public streets and
walkways.
- That a lot is a measured parcel of land having
fixed boudaries and access to public streets and
walkways. That a lot may be either an exterior lot,
which has access only to public streets and walkways,
or an interior lot, which has access to a semi-private
cluster court connected to public streets and
walkways.
- That a lot cluster is a group of lots around a
semi-private court.
CONCEQUENCES:
-4
r
E.m.
- The layout is to be aimed at:
- Minimization of : public sector burdens, including
lengths of circulation and infra-structure networks.
- Maimization of : private sector responsibilities,
including the use of semi-private land for residential
purposes.
I3-
DESIGN CONSIDERATIONS:
- The layout permits:
- FLEXIBILITY OF LAND USES:
residential
residential / commercial
light industries
schools, playgrounds, etc.
markets, clinics, other uses.
- FLEXIBILITY OF RESIDENTIAL DENSITIES
tenements (medium and high densities)
expandable row houses (medium and high densities).
- DIFFERENT TYPES OF LANDTENURE:
lease
rental
sublet.
- EXPANSION AND TRANSFORMATIONOF DWELLINGSAND LAND
MODELS:
horizontal by additional land for the lot
vertical by additional units for the dwelling.
En
Ii
II I I
~IIIII
_:
'T
I T _rT -1-1_rT_7
I I II I I I II I1I11I1
I 11111
I
II I I II I I III
111111111 I I FIF 0 11i Ii
1.-I is
-U.-
I
~i-ii-j~
U01
__
PROPOSED BLOCK LAND UTILIZATION DATA
Area
Hectares
Density
N/Ha
DENSITIES
Total
Number
LOTS
195
5.5
35
DWELLING UNITS
768
5.5
139
2,304
5.5
420
PEOPLE
AREAS
Hectares
PUBLIC (streets, walkways,
open spaces)
ii.bJWWWL~i
Percentages
0.8
15%
3.7
67%
1.0
18%
5.5
100%
SEMI-PUBLIC (open spaces,
schools, community centers)
PRIVATE (dwellings,
factories, lots)
shops,
SEMI-PRIVATE (cluster courts)
TOTAL
0
NETWORK EFFICIENCY
= 180m/Ha.
R = network length(circulation)
areas served(circulation,lots)
= 280m.sq.
AVERAGE LOT AREA
PROPOSED BLOCK PLAN
1:2500
56
10
156.
(27)
COMMUNITY CONTEXT
LAND UTILIZATION DIAGRAMS
1 Hectare
-I
gmmaimmimmmemesnsmmmmmmmmmmamemmmmimmmmmammmmmmmmem.
U
PATTERN
i
Public:
streets/walkways
Semi-Public:
playgrounds
Semi-Private: cluster courts
-I
Private:
lots
dwellings
1 Hectare
I
91 so'
alga
160
.1A
i
ne
alp.
II
Ng
mo .m.
m.
m.
m m. m.
IamNoisme
m.m
m.
mim
IM
mu.m
i
im
i
im
mm
m
im
PERCENTAGES
streets/Walkways
Playgrounds
Cluster Courts
Dwellings/Lots
15%
674
3 Hectare
0@@@S
U
PROPOSED BLOCK
LAND
UTILIZATION
1:2500
II
10i
'N.
DENSITY
.
20 Persons
Persons/Hectare
420
(28)
DWELLINGS AND LAND MODELS: NAIROBI, KENYA
1
DWELLING CONTEXT
The following dwellings and land models have been
derired from the survey-evaluations of twenty
existing dwellings and land case studiesin Nairobi,
Kenya. (See CASE STUDIES). These survey-evaluations
Each model has three options / variations showing
different levels of services, dwelling areas, number
of floors, tenure, utilisation,
development mode and
have served as a reference source for understanding
Also included in this section is
Dwelling Options
Target Income Groups
Basic Construction System.
the different existing urban dwelling environments
in the Nairobi etropolitan Area. They have been
useful as a tool for the formulation of these models.
The two basic proposed models are:
- TENEMNTS.
- EXPANDABLEROW HOUSES.
2 TENEMENTS TYPE B
TENEMENTS TYPE A
target income groups.
a suary
of:
M
L
r__7
I
----------------
1:IT
T
-T
-T
-T
-T
'
I
[AFT71A]
----------------- I I
1"hd M t"
rM
IF]
y1t1l
11 "N
U1
Mfff-lifl
"" rZR
ME
DWELLING OPTIONS
BASIC CONSTRUCTION SYSTEM
FOUNDATIONS: Strip foundations of plain concrete,
minimum width 60 cm.
IOAD-BEARING WALLS: Alternatives:
(a) R.C. ,minimum width 15 cm,
(b) Poured concrete columns with
concrete blocks, stones, bricks infill,
mini-= width 15 cm.
(c) Concrete blocks, stones,
minimum width 20 cm.
MON IDAD-BEARING ALLS: Alternatives:
(a) Concrete blocks, stones, bricks,
compacted earth, minimum width 10cm.
(b) Wooden panel, minimum width 5 cm.
ROOF SLABS: Poured in situ or precast reinforced
concrete with asphalt, minimum width 10cm.
Structural timber with C.G.I. or
asbestos sheete.
FLOOR SLABS: Poured in situ or precast reinforced
concrete, minimum 10cm thick.
Rollow concrete blocks with reinfoced
concrete beams, minimum 10cm thick.
Structural timber with boarding.
VERANDAHS:
STAIRS:
CHIMNEYS:
WINDOWS:
Poured in situ reinforced concrete,
minimum 10cm thick.
Structural timber with boarding.
Poured in situ reinforced concrete.
Structural timber with boarding.
Concrete blocks, stones, bricks, or
reinforced concrete, minimum width 10cm.
Cast iron steel frame with glass and
burglar proofing.
Wooden frame with glass or wooden planks
2
32M
DWELLING
1 ROOM/COMMUNAL
Tenure:
Construction Cost:
RENTAL
$ 480
Land Value:
$ 120
Wooden frame with tag board door.
Wooden frame with flush door.
SANITARY FITTINGS: Water closet, shower, lavatory,
hand wash basin.
WASHING AREA: Concrete slab and water tap.
KITCHEN:
Sink, ventilation duct.
WATER SUPPLY: Connections, water storage tank, fixture
man-holes,
SEWERAGE:
Connections, man-holes, gulley traps,
fixtures, etc..
ELECTRICITY: Connections, meter boards, conduits, out
outlets, fittings, etc.
WALL FINISHES: 'Exposed/plastered masonary work, paint.
FLOOR FINISHES: Exposed/plastered concrete or wood.
Type:
Tenure:
@
$ 4Q/m2
Construction Cost:
Land Value:
@ $ 10/m2 of construction
and burglarproofing.
DOORS:
24 2 2DWELLING
ROOMS /
FACILITIES
Type: TENEMENT
Dwelling Unit Cost:
Payments:
*
600
$
70 /year
@3% interest for 10 yrs.
Dwelling Unit Cost:
Payments:
SHARED FACILIIES
TENEMENT
RENTAL
$
960
@ $ 40 /m2
$ 240
@ $ 10/m2 of construction
$ 1,200
$ 140 /year
@3% interest for 10 yrs.
TARGET INCOME GROUPS
$ 325 ANNUAL FAMILY INCOME
$ 325 ANNUAL FAMILY INCOME
BUDGET: Housing:
Transportation:
Food/Clothing:
MDGET:
Housing:
$ 41
$ 30
$ 182
Transportation:
Food/Clothing:
Health/Education:
Health/Education: $ 36
Electricity: $ 12
$ 12
Water:
Gas:
Hinicipal Tax:
Miscellaneous:
41
$ 30
12.5%
9.2%
56.0 %
11.1 %
3.7 %
3.7 %
- 1b
1.9 %
1.9%
$
$
182
36
$
Electricity:$ 12
Water: $ 12
Gas: $ Municipal Tax:
$ 6
Miscellaneous:
$ 6
$6
$ 6
SUBSIDY NEEDED PER FAMILY PER YEAR
SUBSIDY NEEDED PER FANILY PER YEAR
Housing
Market land value $20/x2of construction
Infrastructure 1/3 cost of dwelling
$ 29
$ 24
$ 20
Housing
Market land value $20/n2of construction
$ 99
$ 48
Infrastructure 1/3 cost of dwelling
TOTAL
$ 73
TOTAL
$ 40
187
$
DWELLING CONTEXT
3
4
TENEMENTS TYPE C
5
EXPANDABLE HOUSE TYPE A
6
EXPANDABLE HOUSE TYPE B
EXPANDABLE HOUSE TYPE C
EtFiTh t~1
IT I T I
I
F I -- ,
24M
2
-r
48 M2 DWELLING
2 ROOM/EXPANDABLE
1 ROOM/INDIVIDUAL FACILITIES
Type: TENEMENT
Tenure: RENTAL
$ 960
$
@
Type:
$
40/m
Tenure:
Construction Cost:
Land Value:
2
240
$ 1,200
$ 140 /year
$ 480
@ $ 10/m2 of construction
Dwelling Unit Cost:
Payments:
$ 41
$ 30
$
$
$
$
182
36
12
12
$
$
6
6
$ 2,400
$
280 /year
DWELLING
3 ROOMSEXPANDABLE
Type:
EXPANDABLE
Tenure:
Construction Cost:
Land Value:
@ 3% interest for 10 yrs.
BUDGET: Housing:
Transportation:
Food/Clothing:
Health/Education:
Electricity:
Water:
Gas:
Municipal Tax:
Miscellaneous:
SUBSIDY NEEDED PER FAMILY PER YEAR
60M
$
$
$
$
199
120
720
142
$ 48
$ 48
$ $ 24
$ 24
2
To
%
%
%
%
3.6 %
3.6 %
- 4
1.8 %
1.8
%
SUBSIDY NEEDED PER FAMILY PER YEAR
BUDGET: Housing:
Transportation:
Food/Clothing:
Health/Education:
Electricity:
Water:
Gas:
Municipal Tax:
Miscellaneous:
$
$
$
$
$
$
$
$
S
Type:
ROW HOUSE
CONDOMINIUM/LEASE,RENTAL
$ 40 /m2
$ 2,400
$ 3,000
$
350 /year
@ 3% interest for 10 yrs
$ 1,325ANNUAL FAMILY INCOME
15.0
9.1
54.4
10.7
120 M
7
$
600
@ $ 10/m2 of constructio:
Dwelling Unit Cost:
Payments:
$ 1,325ANNUAL FAMILY INCOME
325 ANNUAL FAMILY INCOME
BUDGET: Housing:
Transportation:
Food/Clothing:
Health/Education:
Electricity:
Water:
Gas:
Municipal Tax:
Miscellaneous:
5
CONDOMINIUM/LEASE, RENTAL
$ 1,920 @ $ 40/m2
@ 3% interest for 10 yrs.
$
2
TO
EXPANDABLE ROW HOUSE
@ $ 10/m2 of construction
Dwelling Unit Cost:
Payments:
T
T
ii
DWELLING
Construction Cost:
Land Value:
nF
Tenure:
Construction Cost:
Land Value:
DWELLING
6 ROOMS
EXPANDABLE ROW HOUSE
CONDOMINIUM/LEASE,
RENTAL
$ 4,800 @ $ 40 /m2
$
1,200
10/m2 of construction
@$
Dwelling Unit Cost:
Payments:
$
6,000
$
703 /year
@3%
interest for 10 yrs.
$ 1,325 ANNUAL FAMILY INCOME
15.0 %
9.1 %
54.4%
10.7 %
3.6%
3.6%
199
120
720
142
48
48
24
24
1.8%
1.8 %
SUBSIDY NEEDED PER FAMILY PER YEAR
BUDGET: Housing:
Transportation:
Food/Clothing:
Health/Education:
Electricity:
Water:
Gas:
Municipal Tax:
Miscellaneous:
$
$
$
$
$
$
$
$
$
15.0
199
120
720
142
48
48
24
24
9.1
54.4
10.7
3.6
3.6
1.8
1.8
SUBSIDY NEEDED PER FAMILY PER YEAR
Housing
Market land value $20/m2 of construction
Infrastructure 1/3 cost of dwelling
$ 99
$ 48
$ 40
Housing
Market land value $20/m2 of construction
Infrastructure 1/3 cost of dwelling
$ 81
$ 96
$ 80
Housing
Market land value $20/m2 of construction
Infrastructure 1/3 cost of dwelling
$
$
$
Housing
Market land value $20/m2 of construction
Infrastructure 1/3 cost of dwelling
$
$
$
TOTAL
$187
TOTAL
$257
TOTAL
$
TOTAL
$
(30)
DWELLINGS AND LAND MODELS:
NAIROBI, KENYA
Walkway (public)
0
TENEMENTS
SOCIO-ECONOMIC DATA
(related to user)
PHYSICAL DATA
(related to dwelling and land)
DWELLING UNIT
type: ROOM
area (sq m): 12
tenure: RENTAL
LAND/LOT
utilization: PRIVATE
area (sq m): 648
tenure: LEASE
DWELLING
location:. PERIPHERY
type: TENEMENT
number of floors: 1 (EXPANDABLETO 2)
utilization: MULTIPLE:
INDIVIDUAL/FAMILY
1:500
DWELLING GROUP
TYPE A
DWELLING DEVELOPMENT
mode:
developer:
builder:
construction type:
MATERIALS
foundation:
floors:
walls:
roof:
DWELLING FACILITIES
wc:
shower:
kitchen:
rooms:
other:
5
INSTANT/INCREMENTAL
PRIVATE/PUBLIC
SMALLCONTRACTOR/ARTISAN
MASONARY/CONCRETEOR
MASONARY/WOOD
CONCRETESTRIP
CONCRETE
MASONARYOR WOOD
CONCRETEWITH ASPHALT OR
C.G.I.SHEETS ON TRUSSES
(1 PER 2 ROOMS)
6-12 COMMUNAL
6-12 COMMUNAL(1 PER 2 ROOMS)
(1 PER 2 ROOMS)
3-6 COMMUNAL
12-24
LAUNDARY,COURTYARD,SHOPS,
SMALL SCALE INDUSTRIES.
GENERAL
user's income group: VERY Low, Low
NUMBER OF USERS
married:
single:
children:
total:
2
3
1 OR 2
2-4 (PER ROOM)
KEY
R
Room (multi-use)
K
Xitchen/Cooking
L
Laundry
Area
DWELLING CONTEXT
PLAN
H
IL
iI
AR
wo
SECTION / ELEVATION
1
PROPOSED DWELLING
Hl"
Do
0
U
1
1:200
(31)
(32)
DWELLINGS
AND LAND MODELS:
NAIROBI,
KENYA
......
........
..............
.................
Walkway (public)
IL
IL-I
Li
........................
..............
ii
........................
............
:
......
:::::
Zj5j
~1 i
-II
IF
II~
I
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-Il
~iI
~
............
~
LfLK
..
-1
H-H
... ............
............
...............
.......................
........................
TO
H
. . ......
......
...........................
............
.............
...........
i.
L~i
,=-r-
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iiIII
......
...................
I
I
:: :
F-A
-MOWF
............
........
71F-
....................
F-A
:0t10T
........................
...................
.
....
.
.....
....
....
....
.
... .
.....
. .....
:::::...............
.....
.
.
. ....
lo Iolol
" 4
- - - I I 1
. ...........
a
I
7
__
0
TENEMENTS
DWELLING GROUP
TYPE B
PHYSICAL DATA
LAND/LOT
utilization: PRIVATE
area (sq m): 648
tenure: LEASE
DWELLING
location:.
PERIPHERY
type: TENEMENT
number of floors:
3 (EXPANDABLETo 4)
utilization: MULTIPLE/
INDIVIDUAL/FA4ILY
1:500
SOCIO-ECONOMIC DATA
(related to user)
(related to dwelling and land)
DWELLING UNIT
type: ROoS
area (sq m): 24
tenure: RENTAL
5
DWELLING DEVELOPMENT
mode: INSTANT/INCREMENTAL
developer: PRIVATE/PUBLIC
builder:
SMALL CONTRACTOR/ARTISAN
GENERAL
user's income group: VERY LOW, LOW
construction type: MASONARY/OONCRETE
MATERIALS
foundation: CONCRETESTRIP
floors: CONCRETE
walls: MASONARY
roof:, CONRETEWITH ASPHALT
DWELLING FACILIT IES
wC:
sho wer:
kitc hen:
ro er:
Ottker:
NUMBER OF USERS
married: 2
single: 3 OR 4
children: 2-4
total:
2-6 (PER 2 ROOMS).
KEY
8-24 SHARED (1 PER 2 ROOMS)
8-24 SHARED (1 PER 2 ROOMS)
8-24 SHARED (1 PER 2 ROOMS)
16-48
,CDRTYAR , SHOPS.
LAUNDARY
R
K
L
Room (multi-use)
Kitchen/Cooking Area
Laundry
20m
DWELLING CONTEXT
L
Shared Facilities
F~S
T
Ri
I.HI
PROPOSED DWELLING
bd
Rd
bod
IlR
R1
|
I
S
I I
1:200
(33)
(34)
DWELLINGS AND LAND MODELS:
KENYA
NAIROBI,
Walkway (public)
JIlL I iii L-j
U
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-II
IF
H1
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......................................
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.....................
......
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.........
..........
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........
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....
.........
........
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.......
::::.......
.... ........
........
0
TENEMENTS
DWELLING GROUP
TYPE C
PHYSICAL DATA
(related to dwelling and land)
DWELLING UNIT
type: ROO
24
area (sq i):
DWELLING DEVELOPMENT
mode: INSTANT/INCREMENTAL
developer: PRIVATE/POBLIC
builder:
SMALL.CONTRACTOR/ARTISAN
construction type: MASOHARY/CONCRETE
tenure: RENTAL
MATERIALS
LAND/LOT
utilization: PRIVATE
E
57
area (sq i):
tenure: LEASE
DWELLING FACILITIES
DWELLING
location:.
type:
number of floors:
utilization:
foundation: CONCRETE STRIP
CONCRETE
floors:
walls: MASONARY
roof: CONCRETEWITH ASPHALT
PERIPHERY
TENEMENT
2 (EXPANDABLE'I 3)
MULTIPLE:
INDIVIDUAL/FAMILY
WC: 8-20 INDIVIDUAL (1 PER ROOM)
shower: 8-20 INDIVIDUAL (1 PER ROOM)
kitchen: 8-20 INDIVIDUAL (1 PER ROOM)
rooms:
20 A
,COURTYARD,SHOPS.
other: LAUNDARY
5
1:500
SOCIO-ECONOMIC DATA
(related to user)
GENERAL
user's income group: LOW, MODERATELYLOW
NUMBER OF USERS
married:
single:
children:
total:
2
3
1 OR 2
2-3
(PER ROOM)
KEY
R
K
L
Room (multi-use)
Kitchen/Cooking Area
Laundry
20 m
DWELLING CONTEXT
PLAN
w- v-it-i
SECTION / ELEVATION
PROPOSED DWELLING
nn
NH -i
0
1
1:200
5
(35)
(36)
DWELLINGS AND LAND MODELS:
NAIROBI,
KENYA
0
EXPANDABLE
PHYSICAL DATA
(related to dwelling and land)
DWELLING UNIT
type: HOUSE/ROOM
area (sq m): 24 (EXPANDABLETO 96)
tenure: LEASE/RENTAL IN
CONDOMINIUM
LAND/LOT
utilization: PRIVATE
area
(sq m): 108
LEASE IN CONDOMINIUM
tenure:
DWELLING
location:
type:
number of floors:
utilization:
PERIPHERY
HOUSE
1 (EXPANDABLETO 2)
SINGLE/MULTIPLE:
FAMILY/INDIVIDUAL
1:500
DWELLING GROUP
HOUSE TYPE A
DWELLING DEVELOPMENT
mode:
developer:
builder:
construction type:
MATERIALS
foundation:
floors:
walls:
roof:
DWELLING FACILITIES
wc:
shower:
kitchen:
rooms:
other:
INCREMENTAL
PRIVATE/PUBLIC
SELF-HELP/ARTISAN
MASONARY/CONCRETEOR
MASONARY/WOOD
CONCRETESTRIP
CONCRETE
MASONARYAND/OR WOOD
CONCRETEOR WOOD
WITH ASPHALT
1
1
1
1-4
OUTDOOR WASHING,COURT
WITH FENCE,CLUSTER COURT.
S
SOCIO-ECONOMIC DATA
(related to user)
GENERAL
user's
income group: LOW, MODERATELYLOW
NUMBER OF USERS
married: 2
single:
1 (IN ROOMFOR SUBLET)
children: 2 OR 3
total: 2-6
R
Room (multi-use)
K
Kitchen/Cooking Area
L
Laundry
261
DWELLING CONTEXT
Cluster Court (semi-private)
PLAN
, ,I
H
HI
.
ENV;
SECTION / ELEVATION
1
PROPOSED DWELLING
1
1:200
5
(37)
M
(38)
DWELLINGS AND LAND MODELS:
NAIROBI,
KENYA
I
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a
-4
=77r- - - - IT:
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aI .I.....
............
..
...
..
~
- ... .. .
...... .
PHYSICAL DATA
(related to dwelling and land)
DWELLING UNIT
type: HOUSE/ROOM
area (sq m): 30 (EXPANDABLETO 120)
tenure: LEASE/RENTAL IN
CONDOMINIUM
LAND/LOT
utilization: PRIVATE
area (sq m): 10
tenure: LEASE IN CONDOMINIUM
DWELLING
location:
type:
number of floors:
utilization:
1:500
DWELLING GROUP
EXPANDABLE HOUSE TYPE B
DWELLING DEVELOPMENT
mode:
developer:
builder:
type:
construction
INCREMENTAL
PRIVATE/PUBLIC
SELF-HELP/ARTISAN
MASONARY/CONCRETE OR
MASONARY/WOOD
MATERIALS
foundation:
floors:
walls:
roof:
CONCRETE STRIP
CONCRETE
MASONARY AND/OR WOOD
CONCRETEOR WOOD
WITH ASPHALT
SOCIO-ECONOMIC DATA
(related to user)
user's
GENERAL
income group: LOW, MODERATELYLOW
NUMBEROF USERS
married:
single:
children:
total:
2
1
(IN ROOMFOR SUBLET)
3 OR 4
2-7
DWELLING FACILITIES
PERIPPHERY
HOUSE
1 (EXPANDABLETO 2)
SINGLE/MULTIPLE:
FAMILY/INDIVIDUAL
wc:
shower:
kitchen:
rooms:
other:
1
1
1
1-6
OUTDOOR WASHING,COURT
WITH FENCE,CLUSTER COURT.
KEY
,
R
L
Room (multi-use)
Kitchen/Cooking Area
Laundry
DWELLING CONTEXT
PLAN
NNE
WIlT1W I
SECTION / ELEVATION
0
PROPOSED DWELLING
1
1:200
(39)
(40)
DWELLINGS AND LAND MODELS:
I
...........
______________________________
NAIROBI,
KENYA
______________________
L
..........
Cluster Court (semi-private)
......
..........
......
...........
.........
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......
................
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..........
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................
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..............
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7..
...
..
......
....................
IL
It
L9
0
EXPANDABLE
DWELLING GROUP
HOUSE TYPE C
PHYSICAL DATA
(related to dwelling and land)
DWELLING UNIT
type: HOUSE/APARTMENT
area (sq m): 60 (EXPANDABLETO 120)
tenure: LEASE/RENTAL IN
CONDOMINIUM
LAND/LOT
utilization: PRIVATE
area (sq m): 108
tenure: LEASE IN CONDOMINIUM
DWELLING
location:
type:
number of floors:
utilization:
PERIPHERY
HOUSE/APARTMENT
2 (EXPANDABLEIo 3)
SINGLE/MULTIPLE:
FAMILY/INDIVIDUAL
DWELLING DEVELOPMENT
mode:
developer:
builder:
construction type:
MATERIALS
foundation:
floors:
walls:
roof:
DWELLING FACILITIES
wc:
shower:
kitchen:
rooms:
other:
INCREMENTAL
PRIVATE/PUBLIC
ARTISAN/SELF-HELP
MASONARY/CONCRETEOR
MASONARY/WOOD
CONCRETESTRIP
CONCRETEAND/OR WOOD
MASONARYAND/OR WOOD
CONCRETEAND/OR WOOD
WITH ASPHALT
1-2 (1 PER UNIT)
1-2 (1 PER UNIT)
1-2 (1 PER UNIT)
1-6 (3 PER UNIT)
OUTDOORWASHING,COURT
WITH FENCE,CLUSTER COURT,
BALCONY.
5
1:500
SOCIO-ECONOMIC DATA
(related to user)
GENERAL
user's income group: Low, MODERATELY
LOW
NUMBEROF USERS
married: 2
single: 2 T0 4 (IN APARTMENT
children:
1-2
total: 2-7
FOR SUBLET)
Room (multi-use)
Kitchen/Cooking Area
Laundry
20m
DWELLING CONTEXT
(41)
Court (private)
CKK
Q
QK
R
R
RI
R
K
R
~ IIlI
R
R R
M
Cluster Court (semi-private)
PLAN
0
PROPOSED DWELLING
1
1:200
5
to
(42)
DWELLINGS AND LAND MODELS:
NAIROBI, KENYA
GLOSSARY
DWELLING: The general, global designation of a
building/shelter in which people live. A dwelling
contains one or more 'dwelling units'.
Definitions of terms which are generally understood /
accepted and are essential to the presentation / understanding of the text are included in the Glossary,
which has been prepared at the Urban Settlement
Design Program, M.I.T.
The criteria
for the preparationof the definitions
have been as follows:
- First
Preference: definitions from "Webster's Third
New InternationalDictionary", Merriam-Webster, 1971.
- Second Preference: definitions from technical
dictionaries.
- Third Preference: definitions from the participants
in the above program, used when existing definitions
did not satisfactorily make clear with what meaning
extend and limits, terms were used.
DWELLING CONSTRUCTION TYPES: Primary dwelling
construction types and materials are grouped in
the following categories:
Shack
Roof:
structure - rods, branches.
infill - thatch, mats, flattened
tin cans, plastic or canvas sheets,
cardboard, scrap wood, and / or mud.
Walls: structure - rods, branches, poles.
infill - thatch, mats,flattened
tin cans, plastic or canvas sheets,
cardboard, scrap wood, and / or mud.
Floor: structure/infill - compacted earth.
Mud and Roof:
Wattle
structure - wattle.
infill - thatch, flattened tin
can, or corrugated iron sheets.
Walls: structure - wattle.
infill - mud.
ACCESSES - the pedestrian/vehicular linkages from/to
the site to/from existing or planned approaches
(urban streets, limited access highways, public
transportation systems, and other systems such as:
waterways, airlines, etc.).
Wood
BARRIER - (a boundary) as a topographic feature or
a physical or psychological quality that tends to
separate or restrict the free movement (to an
from the site) (Merriam-Webster 1971).
BOUNDARY - something (a line or area) that fixes
or indicates a limit or extent (of the site)
(Merriam-Webster 1971).
BUILDING CODE - " a body of legislative regulations
or by-laws that provide minimum standards to
safeguard life or limb, health, property, and public
welfare by regulating and controlling the design,
construction, quality of materials, use of occupancy, location and maintenance of all buildings
and structures within the city and certain equipment specifically regulated" therein(ICBO 1967,
sec. 102).
CLIMATE - the avarage condition of the weather at
a particular place over a period of years as
exhibited by temperature, wind, precipitation, sun,
energy, humidity, etc. (Merriam-Webster 1971).
COMMUNITY: the people living in a particular place
or region and usually linked by common interests;
the region itself, any population cluster.
structure/infill - compacted earth.
Roof:
structure - wood rafters.
infill - thatch, flattened tin cans
or corrugated iron sheets.
AIRPORT DISTRUBANCE - the act or process of destroying the rest, tranquility or settled state of (the
site by the annoyance of airport noise, vibration,
hazards, etc.) (Merriam-Webster 1971).
APPROACHES - the main routes external to the site
(pedestrian/vehicular) by which the site can be
reached from other parts of the urban context.
Floor:
Walls: structure - wood frame.
infill - rough hewn wood planks.
Floor: structure/infill - compacted earth,
wood joists, flooring.
Masonry/
Wood
Roof:
Walls: structure/infill - murran, stone,
brick, block or tile masonry
without columns.
Floor: structure/infill - poured concrete
slab on/off grade, wood joists,
flooring.
Masonry/ Roof:
Concrete
DISTANCE - the degree or amount of separation between two points (the site and each other element
of the urban context) measured along the shortest
path ajoining them (paths of travel) (MerriamWebster 1971).
DUST/DIRT - fine dry pulverized particles of earth,
grit, refuse, waste, litter, etc. (Merriam-Webster
1971).
structure/infill - poured reinforced
concrete with tar and gravel, or
terracotta tiles.
Walls: structure/infill - murran, stone,
brick, block or tile masonry
without columns, or with columns
for multi-story dwellings.
Floor:
structure/infill - poured concrete
slab on/off grade.
Concrete Roof: structure/infill - poured or precast
reinforced concrete with tar and
gravel, or terracotta tiles.
Walls:
DESIGN: the arrangement of elements that make up
a work of art, machine or other man-made object.
DEVELOPMENT: gradual advance or growth through
progressive changes; a developed tract of land.
structure - wood rafters.
infill
- corrugated iron or asbestos sheets, or terracotta tiles.
Floor:
structure - poured or precast walls
or frame.
infill
- metal, wood, masonry,
plastic.
structure/infill - poured or precast
concrete slab.
or partially built by a skilled
craftsman hired by the user or occupant; payments can be monetary
or an exchange of services.
Inner ring:
the area located between the urban
periphery and the city center (2.5 to
5 km radius); relatively lower residential densities.
Small Contractor Built: where the dwelling unit is
totally built by a small organization hired by the user, occupant,
or developer; 'small' contractor
is defined by the scale of operations, financially and materially;
the scale being limited to the
construction of single dwelling
units or single complexes.
Periphery:
the area located between the rural
areas and urban inner ring (5 or more
km radius); relatively low residential
densities.
Large Contractor Built: where the dwelling unit
is totally built by a large
organization hired by a developer;
'large' contractor is defined by
the scale of operations, financially and materially; the scale
reflects a more comprehensive
and large size of operations
encompassing the building of
large quantities of similar units
or a singularly large complex.
DWELLING DENSITY: The number of dwellings, dwelling
units, people or families per unit hectare.
Gross
density is the density of an overall area (ex.
including lots, streets).
NET density is the
density of selected, discrete portions of an area
(ex. including only lots).
DWELLING DEVELOPER: Three sectors are considered in
the supply of dwellings:
Four groups are considered:
Self-Help Built:
where the dwelling unit is directly
built by the user or occupant.
Artisan Built:
where the dwelling unit is totally
Bad:
generally poor state of structural
stability, weather protection and
maintenance.
Fair:
generally acceptable state of structural stability, weather protection
and maintenance without deviation.
DWELLING UNIT: A self-contained unit a dwelling
for an individual, a family, or a group.
DWELLING UNIT AREA: The dwelling unit area (m2) is
the built-up, covered area of a dwelling unit.
DWELLING UNIT COST: The initial
amount of money
paid for the dwelling unit or the present monetary
equivalent for replacing the dwelling unit.
DWELLINGUNIT TYPE:
are considered:
Room:
Popular sector: The marginal sector with limited or
no access to the formal financial, administrative, legal, technical, institutions
involved in the provision of dwellings.
The housing process (promotion, finacing,
construction, operation) is carried out
by the Popular sector generally for 'self
use' and sometimes for profit.
Public Sector:
The government or non-profit organizatfons involved in the provision of
dwellings.
The housing process (promotion,
financing, construction, operation) is
carried out by the Public section for service (non-profit or subsidized housing).
Private sector:
The individuals, groups or societies have access to the formal financial,
administrative, legal, technical institutions in the provision of dwellings.
The housing process (promotion, financing,
construction, operation) is carried out
by the Private sector generally for profit.
DWELLING FLOORS: The following number are considered:
One:
single story; generally associated with
detached, semi-detached and row/group
dwelling types.
Two:
double story; generally associated with
detached, semi-detached and row/group
dwelling types.
Three or More: generally associated with walk-up
and high rise dwelling types.
DWELLING GROUP: The context of the dwelling in its
immediate surroundings.
DWELLING BUILDER:
DWELLING PHYSICAL STATE: A qualitative evaluation
of the physical condition of the dwelling types:
room, apartment, house; (the shanty unit is not
evaluated).
DWELLING LOCATION:
considered:
City center:
Three sectors of the urban area
the area located within a walking
distance (2.5 km radius) of the
commercial center of a city; relatively high residential densities.
Four types of dwelling units
A SINGE SPACE usually bounded by partitions and specifically used for living;
for example, a living room, a dining
room, a bedroom, but not a bath/toilet,
kitchen, laundry, or storage room.
SEVERAL ROOM UNITS are contained in a
building/shelter and share the use of
the parcel of land on which they are
built (open spaces) as well as common
facilities (circulation, toilets, kitchens).
Apartment: A MULTIPLE SPACE (room/set of rooms with
bath, kitchen, etc.).
SEVERAL APARTMENT
UNITS are contained in a building and
sharge the use of the parcel of land on
which they are built (open spaces) as well
as some common facilities (circulation).
House:
A MULTIPLE SPACE (room/set of rooms with
or without bath, kitchen, etc.).
ONE
HOSUE UNIT is contained in a building/
shelter and has the private use of the
parcel of land on which it is built
(open spaces) as well as the facilities
available.
Shanty:
A SINGLE OR MULTIPLE SPACE (small,
crudely built).
ONE SHANTY UNIT is
contained in a shelter and shares with
other shanties the use of the parcel
of land on which they are built (open
spaces).
DWELLING TYPE:
dwelling unit:
Detached:
The physical arrangement of the
individual dwelling unit, separated
from others.
Semi-Detached: two dwelling unit, sharing a common
wall (duplex).
Row/Grouped: dwelling units grouped together linearly or in clusters.
Walk-Up:
dwelling units grouped in two to five
stories with stairs for vertical
circulation.
(43)
GLOSSARY
DWELLING UTILIZATION:
The utilization indicates
the type of use with respect to the number of inhabitants/families.
Single:
an individual or a family inhabiting
a dwelling.
Multiple:
a group of individuals or families
inhabiting a dwelling.
FINANCING:
funds.
The process of raising or providing
Self Financed: provided by own funds. Private/
Public Financed: provided by loan. Public
Subsidized: provided by grant or aid.
DWELLING DEVELOPMENT
MODE: Two modes are
considered:
Incremental:
Instant:
The construction of the dwelling
and development of the local
infrastructure to modern standards
by stages, often starting with
provisional structures and underdeveloped land.
This essentially
traditional procedure is generally
practiced by squatters with de
facto security of tenure and an
adequate building site.
The formal development procedure
in which all structures and services are completed before occupation.
EASEMENT - servitude: a right in respect of an
object (as land owned by one person) in virtue of
which the object (land) is subject to a specified
use or enjoyment by another person for the benefit of another thing (Merriam-Webster 1971).
ELECTRICITY - electrification: the process (network)
for supplying (the site) with electric power
(Merriam-Webster 1971).
EXISTING STRUCTURE- something constructed or built
(on the site).
FIRE/EXPLOSION HAZARDS - danger: the state of being
exposed to harm; liable to injury, pain, or loss
from fire/explosion (at or near the site)
(Merriam-Webster 1971).
FIRE PROTECTION - measures and practices for
preventing or reducing injury and loss of life
or property by fire (Merriam-Webster 1971).
FUMES - gaseous emissions that are usually odorous
and sometimes noxious (Merriam-Webster 1971).
GAS - a system for supplying natural gas, manufactured gas, or liquified petroleum gas to the
site and individual users.
INFRASTRUCTURE: The underlying foundation or
basic framework for utilities and services:
streets, sewage, water, network, storm drainage,
electrical network, gas network, telephone network, public transportation, police and fire
protection, refuse collection, health, schools,
playgrounds, parks, open spaces.
LAND - MARKET VALUE: Refers to: 1) the present
monetary equivalent to replace the land; 2) the
present tax based value of the land; or 3) the
present commercial market value of the land.
LAND TENURE: The act, right, manner or term of holding land property. Types are categorized by how land
is held and for what period of time. Legal definitions are established to determine the division
of property among various owners, or the relationship between owner or occupier, or between creditor
and owner; and between private owners and the
public, and includes the assessment of taxes on
private land rights and the regulation of land use
through government control.
LAND UTILIZATION:
A qualification of the land
around a dwelling in relation to user, physical
controls, and responsibility.
Public:
(streets,
walkways,
open spaces
User: anyone/unlimited
Physical controls: partial or complete
Responsibility: public sector
and user
Semi-Public:
(open spaces,
playgrounds,
schools)
User: limited group of people
Physical controls: partial or complete
Responsibility: public sector and
user
Private:
(dwellings,
lots)
User: owner or tenant or squatter
Physical controls: complete
Responsibility: user
Semi-Private:
(cluster courts)
User: group of owners and/or
tenants
Physical controls: partial or
complete
Responsibility: users
LAND UTILIZATION: PHYSICAL CONTROLS: The physical/
legal means or methods of directing, regulating
and coordinating the use and maintenance of land
by the owners/users.
LAND UTILIZATION:
RESPONSIBILITY:
The quality/
state of being morally/legally responsible for the
use and maintenance of land by the owners/users.
LOCATION - situation:
the way in which something
(the site) is placed in relation to its surroundings (the urban context) (Merriam-Webster 1971).
METROPOLITAN AREA - "an area in which economic and
social life is predominantly influenced by a
central city, to which it is linked by common
interests though not often by common policies.
The metropolitan area may have one city or more
as well as outlying districts or satellite
communities.
No physical or legal boundaries mark
its borders, but roughly speaking these are the
outer limits or commuting to or from the central
city" (Abrams 1971).
POSITION - the point or area in space actually
occupied by a physical object (the site) (MerriamWebster 1971).
PROJECT:
design.
a plan undertaken; a specific plan or
PUBLIC TRANSPORTATION: that segment of URBAN
TRANSPORTATION which is available to the public
without restriction.
As public transport, it
may also be regulated as to its operation, charges,
and profits (Abrams, 1971).
REFUSE COLLECTION - the service for collection and
disposal of all the solid wastes from a community.
RIGHT-OF-WAY - a legal right of passage over
another person's ground (land); the area or way
over which a right-of-way exists such as: a path
or thoroughfare which one may lawfully use, the
strip of land devoted to or over which is built a
public road, the land occupied by a railroad, the
land used by a public facility (Merriam-Webster
1971).
SANITARY SEWERAGE- the system of artificial
usually
subterranean conduit to carry off sewage (composed
of Excreta: waste matter eliminated from the human
body; Domestic Wastes: used water from a home/
community containing 0.1% total solids; and some
Industrial Wastes but not water from ground,
surface or storm.
SETTLEMENT: occupation by settlers to establish
a residence or colony.
SLOPE - degree or extent of deviation (of the land
surface) from the horizontal (Merriam-Webster 1971).
SMOKE - the gaseous products of burning carbonaceous materials made visible by the presence of
carbon particles (Merriam-Webster 1971).
SOIL - soil structure: the arrangement of soild
particles in various aggregates differing in
shape, size, stability, and degree of adhesion
to one another (Merriam-Webster 1971).
STORM DRAINAGE - storm sewer: a sewer (system)
designed to carry water wastes except sewage
(exclusively: storm water, surface runoff, or
street wash) (Merriam-Webster 1971).
MDDEOF TRAVEL - manner of moving from one place
(the site) to another (other parts of the urban
context).
STREET LIGHTING - a service for urban street
illumination to improve vision at night.
NATURALFEATURES - prominent objects in
by nature.
SUBSISTENCE INCOME: Average amount of money
required for the purchase of food and fuel for an
average family of 5 people to survive ($325/year
in Nairobi, 1972).
or produced
NEIGHBORHOOD: a section lived in by neighbors and
having distinguishing characteristics.
NOISE - any sound (affecting the site) that is
undesired such as that produced by: traffic,
airports, industry, etc.) (Merriam-Webster 1971).
ODOR - a quality of something that affects the
sense of smell (Merriam-Webster 1971).
PERCENT RENT/MORTGAGE: The fraction of income
allocated for dwelling rental or dwelling mortgage payments; expressed as a percentage of total
family income.
PLANNING: the establishment of goals, policies
and procedures for a social or economic unit,
i.e., city.
POLICE PROTECTION - police force: a body of
trained men entrusted by a government with the
maintenance of public peace and order, enforcement of laws, prevention and detection of crime
(Merriam-Webster 1971).
TELEPHONE - an electrical voice communication network interconnecting all subscribing individuals
and transmitting over wires.
TENURE: Two situations of tenure of the dwelling
units and/or the lot/land are considered:
Legal: having formal status derived from law.
Extralegal: not regulated or sanctioned by law.
Four types of tenure are considered:
Rental:
Employer-Provided:
where the users are provided
a dwelling unit by an employer in
exchange for services; i.e., domestic
live-in servant.
where the users pay a fee (daily, weekly,
monthly) for the use of the dwelling unit
and/or the lot/land.
Lease:
where the users pay a fee for long-term
use (generally for a year) for a dwelling
unit and/or the lot/land from the owner
(an individual, a public agency, or a
private organization).
Ownership: where the users hold in freehold the
dwelling unit and/or the lot/land which
the unit occupies.
TOPOGRAPHY- the configuration of a (land) surface
including its relife and the positions of its natural and man-made features (Merriam-Webster 1971).
TRANSPORTATION - means of conveyance or travel
from one place (the site) to another (other parts
of the urban context) (Merriam-Webster 1971).
URBAN AREA: All developed land lying within the
urban fringe (politically undefined development
lying between the city and the country) including
a central city and any of its satellite communities; it is not a political/governmental unit
(Bartholomew, 1955).
URBANIZATION: the quality of state of being or
becoming urbanized: to cause or take on urban
characteristics.
USER INCOME GROUPS: Based upon the subsistence
(minimum wage) income per year, five income groups
are distinguished.
(The subsistence income per
year in Nairobi is approximately $325.)
Low
The income group with no household income
available for housing, services, or transportation.
(1 x subsistence level) $325/year:
The income group that can afford limited
subsidized housing.
Moderate Low (4 x subsistence level)$1,300/ year:
The income group that has access to public/
private commercial housing (renta).
Middle (15 x subsistence level) $4,875/year:
The income group that has access to private
commerical housing (ownership).
High (above 15 x subsistence level) above $4,875:
The income group that represents the most
economically mobile sector of the population.
VIBRATION - a quivering or trembling motion (such
as that produced by: heavy traffic,industry,
aircraft, etc.) (Merriam-Webster 1971).
VIEWS - that which is revealed to the vision or can
be seen (from the site) (Merriam-Webster 1971).
WATER SUPPLY - source, means, or process of supplying water (as for a community) usually involving
reservoirs, pipelines, and often the watershed
from which the water is ultimately drawn (MerriamWebster 1971).
r
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DWELLINGS AND LAND MODELS:
NAIROBI, KENYA
ABBREVIATIONS
BIBLIOGRAPHY
QUALITY OF SERVICES, FACILITIES AND UTILITIES
A METHODFOR THE EVALUATIONOF URBAN LAYOUTS,
Caminos, H., Industrial Forum, Volume 3, Number 2,
Montreal, December 1971.
None:
Limited:
Adequate:
when the existence of services,
facilities and utilities are unavailable to the dwelling group
area.
when the existence of services,
facilities and utilities are
available to the dwelling group
area in a limited manner due to
proximity.
when the existence of services,
facilities and utilities are
available in/to the dwelling grqup
area.
QUALITY INFORMATION
The quality of information given in the drawings,
charts, nad descriptions have been qualified in
the following manner:
Tentative:
when based upon rough estimation
of limited sources.
Approximate:
when deducted from different and/or
not completely reliable sources.
Accurate:
when taken from reliable or actual
sources.
NAIROBI METROPOLITANGROWTH STRATEGY, VOLUMES1 & 11,
Nairobi Urban Study Group, Nairobi City Council, 1973.
BUILDING CODE, Republic of Kenya, Government Printers,
Nairobi, 1970.
DANDORA COMMUNITY DEVELOPMENT PROJECT - SITE AND
SERVICE SCHEME, Urbanization Task Force, Nairobi
City Council, 1973.
DETAIL ANALYSIS AND EVALUATION OF LOW INCOME HOUSING
SUBSYSTEMS: MATHARE VALLEY, Chana, T.S. and Morrison,
H., M.I.T., Cambridge, 1972.
DEVELOPMENT PLAN 1970-74, Republic of Kenya,
Nairobi, 1970.
DWELLINGS AND LAND; URBANIZATION IN DEVELOPING
COUNTRIES; CASE STUDIES IN NAIROBI, KENYA, Caminos,H.,
Goethert, R., Chana, T.S., Urban Settlement Design
Program, M.I.T., Cambridge, 1973.
EASTERN EXTENSION AREA: REPORT NO. 1 - DEVELOPMENT
STRATEGY FOR PART OF THE CITY OF NAIROBI, Menezes and
Partners in collaboration with the Nairobi City
Council, 1971.
EMPLOYMENT, INCOMES, AND EQUITY, A STRATEGY FOR
INCREASING PRODUCTIVE EMPLOYMENTIN KENYA, International Labor Office, Geneva, 1972.
Linear Measure
1 millimeter = 0.03937 inches
1 centimeter = 0.3937 inches
1 meter
= 39.37 inches
3.28083 feet
1.09361 yards
1 kilometer = 3280.83 feet
1093.61 yards
0.62137 miles
1 inch
= 25.4 millimeters
2.54 centimeter
.0254 meters
1 foot
= .3048 meters
1 yard
= .9144 meters
1 mile
= 1.50935 kilometers
Field Surveys carried out through the URBAN SETTLEMENT
DESIGN PROGRAM, M.I.T.,in Nairobi, Kenya, 1972-73:
Chana, A.S.; Chana, T.S.; Patel, P.C.; Seid, A.
DOLLAR EQUIVALENTS: The value of the dollar is
used is equal to:
7 Kenya Shillings
.
THE CHANGING PATTERN OF LAND USE AND LAND VALUES IN
SUBURBANNAIROBI, Yahya, S.S., University of Nairobi,
1969.
THE LANGUAGEOF CITIES,
New York, 1971.
Abrams,
C.,
Viking Press,
TOWNPLANNING DEPARTMENTHANDBOOK,Ministry of Lands
and Settlements, Nairobi, 1971.
UNCONTROLLED
URBAN SETTLEMENTS:CASE STUDIES FOR
NAIROBI, KENYA, Chana, A.S., et al., Joint Research
Project: University of Lund (Sweden), University of
Nairobi (Kenya), and Royal Academy of Fine Arts (Denmark), 1969-1971.
UNITED NATIONS MISSION TO KENYA ON HOUSING,,Abrams,
and Bloomberg, L.N., 1964.
C.
Unpublished Studies, Reports and Notes from the URBAN
SETTLEMENTDESIGN PROGRAM, M.I.T., Cambrige, 1965-1974.
URBANIZATION PRIMER, Caminos, H., Goethert, R., Urban
Settlement Design Program, M.I.T., Cambridge, (Second
Draft), 1973.
KENYA POPULATION CENSUS, Government of Kenya,
WEBSTER'S THIRD NEW INTERNATIONAL DICTIONARY,
Merriam-Webster, 1971.
1969.
LA MARINA-A NEW TOWNIN TOWN, Caminos, H.,and
Goethert, R., San Juan, Puerto Rico, 1971.
LAND AND POPULATION MOVEMENTIN KENYA, Ominde, S.H.,
Heinemann Books (Publishers), Nairobi, 1968.
MATHAREVALLEY - A CASE STUDY OF UNCONTROLLED
SETTLEMENT IN NAIROBI, Etherton, D., Housing Research and
Development Unit, University of Nairobi, 1970.
1
1
1
1
SOME THOUGHTS ON HOUSING POLICY FOR NAIROBI,
Harris, J., Institute of Development Studies,
University of Nairobi, 1969.
T
O PROJECT
INTERIM URBANIZA ION
- DANDORA, NAIROBI, KENtA,
Caminos, H., Goethert, R., et.al.,
Urban Settlement
Design Program, M.I.T., Cambridge, 1973.
1 square meter
1
SITE AND SERVIC ANALYSIS, Housing Research and Development Unit, University of Nairobi, 1971.
URBAN DWELLINGENVIRONMENTS,Caminos, H., Turner,
and Steffian, J., M.I.T., Press, Cambridge, 1969.
LAND VALUE MAP, Khaemba,
1972.
1
1
RESIDENTIAL LAND UTILIZATION, Gattoni, G. and Patel,
P.C., Urban Settlement Design Program, M.I.T., 1973.
GUIDE FOR SURVEY-EVALUATIONS OF URBAN DWELLING
ENVIRONMENTS,Baldwin, J., Urban Settlement Design
Program, M.I.T., Cambridge, 1974.
Square Measure
1 square millimeter = 0.00155 square inches
- 1973.5 circular mils
1 square centimeter = 0.155 square inches
= 1550 square inches
10.7639 square feet
1.196 square yards
hectare - 10,000 square meters = 2.4711 acres
square kilometer
= 0.386109 square miles
247.11 acres
square inch
= 645.2 square millimeters
6.452 square centimeters
square foot
= 0.0929 square meters
square yard
= 0.836 square meters
acre
= 0.4087 hectare
square mile
= 640 acres = 258.9 hectares
PERMANENT RESETTLEMENT OF THE PEOPLE OF MJI WA HARUMA,
Mbogua, J and Wanjohi, I., Nairobi City Council, 1972.
SURVEY OF KENYA, Government of Kenya. Drawings and
aerial photographs, 1969; and maps, 1971.
EASTERN EXTENSION AREA: REPORT NO. 2 - PLANNING
STRATEGY FOR THE DEVELOPMENT
OF ACTION AREA ONE, WEST
OF THE OUTER RING ROAD, NAIROBI, Menezes and Partners
in collaboration with the Nairobi City Coucil, 1971.
EQUIVALENTS
NOTES FOR A HOUSING POLICY WITH SPECIAL REFERENCE TO
LOW INCOME HOUSING SYSTEMS IN METROPOLITAN MEXICO,
Turner, J.F.C., M.I.T., Cambridge, 1971.
H.W.,
University of Nairobi,
MEMORANDUM
ON NAIROBI CITY COUNCIL HOUSING STOCK,
Temple, F., Nairobi City Council, Urban Study Group,
1972.
METHODOLOGY
AND ANALYSIS OF THE LOW INCOME HOUSING
SYSTEM OF A PARTICULAR CONTEXT, CASE STUDY: NAIROBI,
KENYA, Racki, R., Racki, J., Patel, P., Urban
Settlement Design Program, M.I.T., Cambridge, 1972.
NAIROBI, CITY AND REGION, Morgan. W.T.W., Oxford
University Press, Nairobi, 1967.
NAIROBI: LOW INCOME HOUSE TYPES AND PROTOTYPES,
Morrison, H., Nairobi, 1972.
J.,
"'J.